Why Who Manages Your Property Really Does Matter
Let’s be honest, handing over the keys to your investment property or home is a big deal. It isn’t “just a rental.” It’s your financial future or your home. And the person managing it? They can either help it thrive, or quietly let it fall apart without you even knowing.
Over the years, I’ve worked in large and franchised real estate offices and now run my own boutique agency. And let me tell you, the difference is night and day.
In the big agencies, there’s more staff, more resources, but also more chaos. I’ve personally managed portfolios with over 180 properties at once. That’s 180+ tenants, 180+ owners, countless trades, inspections, emails, emergencies, lease renewals, open homes, application processing, and very little time to actually care. When you're spread that thin, even the best intentions can fall short.
Once, I had an owner contact me about their property because their neighbour had tracked them down directly. Why? The hedges at the rental had grown wildly out of control and were creeping into the neighbour’s yard.
Turns out the last property manager had been marking “garden in good condition” on every inspection report. No one had checked the exterior. They’d just ticked the box and moved on.
That kind of experience? It’s exactly why I started Emily Green Property.
We’re here to do things differently.
Personal, Professional Property Management - Done Smarter
At Emily Green Property, we offer a more connected, hands-on approach. I take the time to know the properties I manage. I know the quirks. I know the tenants. So, when a tenant moves in and can’t find the NBN connection? I’m not sending out a trade for $80 to “investigate.” I already know where it is because I’ve been there, I’ve seen it, and I’ve made a note. Your investment deserves that level of attention, and you deserve a property manager who genuinely cares.
So, if you’re currently on the hunt for the right person to manage your rental, here are a few things I’d recommend asking (based on 20+ years of experience):
1. How many properties do they personally manage?
Not the agency, the actual person responsible for your investment.
If someone’s handling 130 properties alone, they’re probably not offering much more than putting out spot fires. You want someone who has time to care, not just cope.
2. How long have they been in property management?
This industry sees a lot of turnover. The person managing your property today may be gone next month. When your property manager leaves, so does everything they know about your property.
Ask:“How long have you been doing this?”
Better yet: “How long have you managed these specific properties?”
Continuity matters.
3. Do they know the local area—really know it?
Some big agencies centralise operations, meaning your manager might be sitting 30 minutes away and never actually visit your property.
I’ve had property owners say, “You’re the first person who’s noticed that leak behind the wall.” That’s because I’m there. I walk through. I notice things. I treat it like it’s my own home.
You want someone who knows the local trades, understands the area, and can give you rental advice based on actual insight.
4. How do they handle maintenance?
This is a big one.
Will they check with you before spending money? Do they use trusted trades? Or are they Googling for any tradesperson?
That kind of attention only happens when your manager genuinely cares.
5. How is their communication?
Test this early. Call or email with a simple question. See how long it takes to get a reply and how clear and helpful it is. If it’s slow now, imagine how it’ll be when your tenant reports a leaking roof at 8am on a Sunday.
6. And finally, trust your gut.
When you speak to them, do you feel heard? Respected? Confident?
This is a working relationship. You should feel like your investment is in safe hands. That doesn’t mean they’ll always say what you want to hear, but they will tell you what you need to know.
Bigger Isn’t Always Better
A good property manager does more than tick boxes. They protect your property, your finances, and your peace of mind.
So take your time. Ask questions. And don’t be afraid to go boutique.
Because when it comes to your property, the right person on your team can make all the difference. Someone who has the time, experience, and cares about your investment.
