Property management / For investors / Sunshine Coast
Plan the lease before you settle.
Investment property management on the Sunshine Coast, starting with a written rental appraisal and a leasing plan timed to your settlement date.
Brandi Wilson’s team works through the rent range, preparation and access dates with you, so you know what needs to happen before leasing begins.
Contract to first tenancy
Three checkpoints
Before settlement
Rent range, access and timing agreed.
Before advertising
Presentation, compliance and appointment terms settled.
Once a tenant is chosen
Lease signed, bond lodged with the RTA and your first statement explained.
The short answer
When should an investor speak with a property manager?
As soon as you have a settlement date. That leaves time for a written rental appraisal, a check against Queensland’s minimum housing standards and an agreed plan for photography and advertising. That helps you organise the work before you receive the keys and agree when advertising can begin.
A vacant week after settlement is rent you do not get back.
The investor journey
Five steps from contract to tenancy.
Work through the timing, rent and preparation with our team. You don’t need to have everything sorted before you call.
01
Set the timing
Confirm the settlement date and when the property can be accessed for photography and inspections.
When can leasing start?
02
Price the rent
Compare the home with recently leased properties nearby, adjusted for condition, layout and outlook.
What will a tenant pay for this home?
03
Prepare the home
Check presentation, maintenance and Queensland’s minimum housing standards, including smoke alarms.
What needs doing before it lists?
04
Plan the campaign
Agree the appointment, the written fees and the timing for photography and advertising.
What happens, and when?
05
Begin the tenancy
Review applications, choose the tenant, then sign the lease and lodge the bond.
Who moves in, and on what terms?
The rental appraisal
See the evidence behind the range.
Your appraisal explains how the property compares with similar homes leased nearby.
We look at location, layout, condition, inclusions and timing, then explain the suggested rent range. Suburb averages provide context, but the comparisons need to suit the home you’re buying.
Bring to the conversation
Useful details
- Settlement or access date
- Address, or the suburb if you are still buying
- Current condition and any planned work
- Your questions on rent, fees or timing
Once it is leased
What investment property management covers.
Your appointment sets out exactly what is included. These are the areas investors ask about most, and the Queensland rules behind them.
Leasing
Tenant selection
Applications are taken on a form that complies with the RTA’s standard Rental application (Form 22), then assessed against the lease terms you have agreed.
Inspections
Routine inspections
Queensland allows a routine inspection once every three months, with at least seven days’ notice to the tenant on an Entry notice (Form 9).
Maintenance
Repairs and approvals
Maintenance requests are logged and tracked through Tapi. How approvals work is agreed with you before you appoint.
Rent reviews
Rent increases
In Queensland, rent can be increased once every 12 months, and the limit stays with the property through a change of owner or tenant.
Compliance
Safety and standards
Rental homes must meet Queensland’s minimum housing standards and have interconnected photoelectric smoke alarms.
Reporting
Statements and reporting
How often you receive statements and reports is set out in writing in the management proposal.
Official sources: RTA minimum housing standards · RTA routine inspections · RTA rent increase frequency · QFD smoke alarms
Before you appoint
Know what is included.
01 / Service
Discuss the work
Talk through leasing, communication, maintenance approvals and reporting for this property.
02 / Terms
Read it in writing
ELITE sets out fees, charges and inclusions in writing before you appoint.
03 / Decision
Choose your timing
Review the proposal and appoint when the service and timing suit your plans.
Your property manager
Talk it through with Brandi.
Brandi Wilson, ELITE’s Managing Director of Property Management, leads the team from our Buddina office. Bring your settlement date and your questions. She will talk you through what the property needs, what the rent evidence shows and what happens next.
Sunshine Coast
Local to Buddina
28 Parkana Crescent, Buddina, managing rentals across the Sunshine Coast.
Office 07 5444 0111
Monday to Friday, 9am to 5pm
Investor questions
Common investor questions
Other paths
Choose the page that fits.
Buying your first
Your first rental property
For owners leasing a home for the first time.
Changing managers
Switch with Brandi
The handover steps if another agency currently manages your property.
Already leased
Property Health Check
Review communication, inspections and maintenance, then choose which topics you’d like to discuss.
Read first
Landlord Resource Library
Practical references and official Queensland links before you decide.
Start with the property
Know the rent range before you settle.
Send Brandi’s team the address and your settlement date to arrange a written rental appraisal and discuss a plan for the first tenancy.
Appraisals are property-specific and indicative; rent and tenancy outcomes are not guaranteed. General information only. Check the current RTA guidance and your written appointment terms for your circumstances.