If you’ve ever asked, what does a property manager do, the answer is simple. They take care of the day-to-day management of rental properties so landlords don’t have to. From screening tenants to organising repairs and collecting rent, property managers are the engine room of Australia’s property management industry.
At Best Local Real Estate Agents, we help match you with the most experienced and reliable real estate professionals across Australia. With over 44,000 home sellers on our platform and access to performance data on 50,000+ agents across 15,000+ suburbs, we make over 1,000 weekly calls and analyse more than 8 million transactions to ensure you’re connected with agents you can trust, including professional property managers who know their stuff.
So, whether you’re managing a single investment property or an entire retail complex, here’s exactly what to expect a great property manager to do and why they’re worth every cent of their management fees.
What Does a Property Manager Do in Real Estate?
A property manager is responsible for the full lifecycle of managing residential or commercial properties on behalf of property owners. That includes:
• Advertising the rental properties and working with real estate agents
• Screening tenants and finding suitable tenants
• Drafting and enforcing lease agreements
• Coordinating property maintenance and repairs
• Managing rent collection
• Responding to tenant complaints and maintenance requests
• Ensuring compliance with tenancy laws
• Providing regular updates to owners on their rental income and ongoing maintenance
In short, the best property manager makes sure your property is always tenanted, profitable, and legally compliant. This frees up your time and ensures professional handling of every situation, especially when things get tricky.
Residential Property Management vs Commercial Property Management
While many think property management is the same across the board, managing commercial properties is a different ballgame compared to residential property.
A residential property manager looks after homes, townhouses, or apartments. Their focus is on short- to medium-term leases, understanding emotional tenant dynamics, ensuring the place feels like home, collaborating with residential real estate agents, and working closely with the landlord.
In contrast, commercial property management involves managing retail stores, offices, or warehouses. From maintaining relationships with commercial tenants to structuring long-term leases, adjusting weekly rental income according to CPI, and handling fit-outs or refurbishments. The financials are more complex, and so are the lease terms.
A property management company specialising in either space usually has specific knowledge around compliance, tenancy law, and tax implications.
Key Tasks in a Property Manager Job Description
Let’s break down the essential parts of a property manager job description:
1. Advertising Properties and Finding Tenants
Vacancy is a landlord’s biggest risk. A professional property manager knows how to write persuasive listings, take appealing photos, and work with buying agents. They also conduct viewings and qualify prospective tenants using credit checks, rental history, and references.
2. Setting Appropriate Rent and Lease Agreements
A good property manager will recommend a rent that is appropriate based on market data, local trends, and the property’s condition. They also draft lease agreements that comply with state tenancy laws, protecting both parties from future disputes.
3. Collecting Rent and Managing Arrears
Reliable rent collection is a core responsibility. Most property managers work with online portals or direct debit to streamline the process. If rent falls behind, they follow a legal notice process for arrears and eviction if necessary.
4. Handling Property Maintenance
From fixing leaky taps to coordinating full-scale renovations, property maintenance is a big part of the job of a property manager. A great property manager has a network of trusted tradespeople and suppliers to ensure issues are resolved quickly without incurring excessive costs.
5. Dealing with Tenant Complaints and Requests
Not all tenants are easy. A calm, impartial property manager can defuse conflicts, resolve tenant complaints, and maintain professionalism, saving owners from awkward conversations or legal troubles.
6. End-of-Lease Inspections and Bond Claims
At lease end, the manager inspects for damage beyond fair wear and tear, manages bond refunds, and prepares the property for the next tenant. They also handle cleaning, maintenance, and advertising, which are all part of the day-to-day management of your investment property.
How Much Do Management Fees Cost in Australia?
Most property management companies charge between 5% and 10% of your weekly rental income as management fees, depending on location and services offered.
For example:
• In Adelaide, average management fees hover around 5 to 15%
• For commercial property management, expect fees to be negotiated based on the complexity and lease value
If your rental income is $500 per week, a 7% fee would cost around $35 per week, which can be a small price to pay for protecting a six-figure asset.
Do You Need a Property Manager for One Property?
Yes, you do. Even for a single residential property, hiring a professional property manager makes sense. Here’s why:
• Legal compliance: Residential tenancy laws are strict and vary by state
• Time savings: No chasing rent or taking 3 am calls for leaking toilets
• Market knowledge: They know how to find suitable tenants quickly
• Maintenance control: They can spot early signs of issues before they escalate
Self-managing might seem cheaper on paper, but a delayed response to a maintenance issue or a poor lease agreement can cost you far more than the management fees saved.
Who Hires Property Managers in Australia?
Plenty of people rely on property managers:
• First-time investors needing help with the rental process
• Busy professionals with no time for hands-on management
• Owners of multiple rental properties or commercial properties
• Real estate investors who want passive income, not passive stress
Many of our users at Best Local Real Estate Agents are selling investment properties and want a property manager onboard early to boost rental income or organise staging before the sale.
How to Choose a Great Property Manager in Australia
Not all property managers are professional or accountable. Here’s what to look for:
• Experience in your property type: commercial property management vs residential property
• Local market knowledge and years of experience
• Fast vacancy turnaround rates
• Clear communication and transparency with management fees
• Strong online reviews or data-backed sales performance
Best Local Real Estate Agents compares these criteria across 50,000+ agents to help you find the top-rated match in your suburb. Whether you’re in Glenelg, Burnside, or Mount Barker, we’ve got the insights to connect you with the right real estate agency. Send us a message to connect you with the best property managers in Adelaide.
Frequently Asked Questions
What is the job description of a property manager?
A property manager job description typically includes tenant screening, rent collection, lease management, organising property maintenance, and ensuring legal compliance.
What is the most important job of a property manager?
The most crucial task is maintaining tenant satisfaction while protecting the property owner’s investment through consistent income and proactive maintenance.
Is a property manager necessary for commercial properties?
Yes, especially for commercial tenants with long-term leases. A dedicated commercial property management specialist can optimise rental returns and manage complex legal requirements.
