Thank you for considering me to manage your property. For most people an investment property is among the largest assets they will ever hold, and handing it to someone else to care for is a decision I never take lightly.

This guide sets out exactly how I look after that asset for you — from preparing it for lease and securing quality tenants, to protecting your income and staying ahead of the legislation that governs it all.

My approach is simple: I treat every property as though it were my own, communicate openly at each step, and keep your long-term return at the centre of every decision.

Appointing me to manage your property starts with the Form 6 — the agreement that authorises me to act on your behalf. You can sign it with me in person, or complete it digitally and securely at your convenience, so we’re ready to move the moment you are.

Consider your desire for flexibility (periodic) versus the long-term income security of a fixed term — especially if a future sale or owner move-in is possible.

A maximum of four weeks’ rent may be collected as bond, and is lodged within the required timeframe.

We operate a zero-tolerance policy. Payments are reconciled daily through Ailo. If a payment is missed we contact the tenant immediately, issue an 8-day breach notice, and escalate to QCAT if it remains unresolved.

When notice to vacate is received, we confirm the details with you in writing and begin securing a new tenant straight away — listing the property immediately unless advised otherwise.

A detailed final inspection is always completed before any bond is released, with photos compared against the entry condition report.

Faded curtains, carpet indentations, minor scuffs, and hairline cracks from building movement.

Torn curtains, carpet stains or burns, gouged floors, large wall damage, broken glass, or holes from removed fixtures. Careless damage is capped at four weeks’ rent or the insurance excess, whichever is lower.

• Sale of the property requiring vacant possession
• Owner occupation
• Occupation by an immediate family member
• Significant renovations or redevelopment
• Change of use of the property
• Serious breach of the agreement by the tenant

Each ground carries specific legislative requirements and notice periods that must be complied with.

The previous ability to end a periodic tenancy “without grounds” has been removed. Landlords must now rely on a prescribed ground and meet the relevant requirements before issuing a Notice to Leave.

• Smoke alarms tested and compliant
• Pool certificate current (if applicable)
• Property meets Minimum Housing Standards
• Safety switches installed
• Landlord insurance in place
• All maintenance completed
• Keys, remotes and manuals available

Queensland’s Minimum Housing Standards require every rental property to be safe, secure and functional.

They cover weatherproofing and structural soundness, working locks, plumbing and drainage, hot water, bathroom facilities, privacy coverings to windows, and vermin prevention.

I’ll walk through each of these with you before your property goes to market — so nothing is left to chance.

Welcome — I’m genuinely delighted to have you as a resident. A great tenancy works both ways: when you’re well looked after and the home is well cared for, everyone benefits, and that’s exactly the experience I set out to give you.

This guide walks you through everything you’ll need to know — paying rent through the Ailo portal, requesting maintenance, what to expect at inspections, and how I’ll support you right through to the day you move on.

Whenever something is unclear, please just ask. I’m only ever a phone call away.

Carried out every three to four months to safeguard the property. We’ll always give you at least 7 days’ written notice, and entry happens no more than once every 3 months between 8am and 5pm.

Report anything that needs attention through Ailo as soon as you notice it. Small issues left unreported can become bigger ones.

You’ll be given after-hours emergency contact details at the start of your tenancy. What counts as an emergency repair is explained as part of your induction and governed by the Act.

We use fair judgement and act promptly to keep your home comfortable and safe.

When you’re ready to move on, give written notice as required by your agreement. We’ll confirm the details and guide you through what happens next, including any viewings for prospective new tenants.

A final inspection is completed and compared against your entry condition report. Fair wear and tear is expected and is never charged to you.

• Leave the property reasonably clean and tidy
• Remove all personal belongings and rubbish
• Return all keys and remotes provided
• Address any damage beyond fair wear and tear

Once the final inspection is complete, we process your bond refund promptly, with any agreed deductions clearly explained.

Thank you for the opportunity to guide you through the sale of your home. I understand this is rarely just a financial decision — it’s often tied to memories, milestones and the next chapter of your life. That’s why I approach every sale with equal measures of strategy and care.

Selling well takes far more than simply bringing a property to market. It calls for a clear plan, considered marketing, skilled negotiation and an unwavering commitment to your best possible outcome.

On the pages that follow, you’ll see exactly how I prepare your home, position it to the right buyers, and manage every detail through to settlement — with honesty and focus the whole way.