How Do I Choose a Good Property Manager?

"The bitterness of poor quality remains long

after the sweetness of low price is forgotten." – Benjamin Franklin.

Let’s be real—handing the keys to your investment over to someone else is a big deal. It’s not just a rental. It’s your financial future. And the person managing it can either help it thrive or quietly let it fall apart.

Over the years, I’ve worked in both large franchise-style real estate offices and now run my own boutique agency. The difference between the two? Night and day.

In big agencies, there’s more staff, more resources... but also more chaos. I remember managing over 150 properties at once. I’d try to build relationships with all the owners, all the tenants, keep contractors happy, and somehow juggle compliance and maintenance on top of that. It was exhausting. And the truth is—when you're spread that thin, things slip through the cracks.

I once had an owner call me in a panic because their previous property manager didn’t even notice that the tenant had turned the garden into a dirt pit. True story. They’d ticked the box on the inspection report that said “garden maintained”—but no one had actually looked.

That’s why I started Resident Property. I wanted to offer a different kind of service. One where I actually know the properties I manage. I know the quirks. I know the tenants. I know when that “hot water issue” is probably just a pilot light that’s gone out—not a $250 plumber callout waiting to happen.

So how do you choose a good property manager?

Here’s what I’d recommend (based on a decade and a half of watching what works—and what really doesn’t):

1. Ask how many properties they manage personally

Not the agency. The actual person who will be looking after your investment.

If they’re juggling 180 properties solo, they’re probably doing little more than putting out fires. You want someone who has time to care—not just cope.

2. Find out how long they’ve been in the game

Property management has a high turnover rate. The person you sign up with might be gone next month.

Ask: “How long have you been doing this? ”Better yet, “How long have you been managing these specific properties?”

When someone leaves, all the knowledge they had about your property often leaves with them. That’s risky. Continuity matters.

3. Look for local knowledge

Big agencies sometimes centralise everything. Your manager might be based 30 minutes away and never even see your property.

I’ve had landlords tell me, “You're the first person who’s ever noticed that leak behind the bathroom wall.” That’s because I walk through. I look. I take it personally.

You want someone who knows the local trades, understands the neighbourhood vibe, and can give you genuine rental advice based on what's happening right here—not from a spreadsheet in head office.

4. Ask how they handle maintenance

This one is huge.

Will they get your approval before spending your money? Do they have trusted trades or just pick someone random off Google?

One of my owners almost got charged $400 for a “leaking tap.” I asked the tenant for a photo and saw it was just a loose washer. I guided them through fixing it. Cost? $0.

That kind of detail? It only happens when your property manager actually cares.

5. Test their communication

Do they call you back when they say they will? Are their emails clear and timely?

Try this: send them a simple question. See how long it takes to get a reply—and how well they answer.

Because if it’s slow now, it’ll be even slower when your tenant is calling about a leaking roof on a Sunday morning.

6. Trust your gut

When you meet or speak with them—do you feel confident? Heard? Respected?

This is a working relationship. You need to feel like your investment is in safe hands. That doesn’t mean they’ll always tell you what you want to hear—but they’ll tell you what you need to know.

Final thoughts

Choosing a good property manager isn't just about ticking boxes. It’s about finding someone who treats your property like it’s their own. Someone who has the time, experience, and care to protect your investment—and your peace of mind.

Big isn’t always better. And cheap can get expensive fast.

Ask questions. Dig deep. And don’t be afraid to go boutique.

Your future self (and your bank account) will thank you.

📩 If you're thinking about switching property managers or need a fresh set of eyes on your rental, I'm always happy to have a chat—no pressure, just honest advice.