The three biggest, nastiest, and most expensive mistakes landlords make when changing property managers (and how to avoid them)

Thinking about changing property managers but not sure where to start? You’re not alone. After 15+ years working with landlords across Perth, Mandurah, and Bunbury, I see the same costly patterns play out—often quietly draining returns for months (or years) before anyone notices.

In this Property Pulse, I’m unpacking the three biggest, nastiest, and most expensive mistakes landlords make when they’re considering a switch—and what to do instead to protect your investment and your peace of mind.

Mistake 1: Staying stuck with poor service because “switching is hard” What it looks like:

• Accepting slow responses, reactive maintenance, or missed inspections because change feels messy.

• Tenants calling you directly because they can’t get your manager.

• You doing the chasing—on arrears, repairs, or rent reviews.

Why it’s expensive:

• Delayed maintenance snowballs into bigger repair bills.

• Missed or light-touch inspections lead to preventable damage.

• Under-market rent persists longer than it should.

The truth: A professional handover is straightforward. Your new manager coordinates the entire transfer—file notes, photos, lease docs, keys, ingoing reports, rent ledgers, compliance documents, and tenant communications—so your tenants experience continuity and you get immediate lift in standards.

What to do instead:

• Ask any prospective manager to outline their end-to-end handover plan in writing.

• Confirm how and when they’ll introduce themselves to your tenants.

• Request a 30-day improvement plan covering arrears, rent review opportunities, and any compliance gaps.

Mistake 2: Waiting for the lease to end before you switch What it looks like:

• Telling yourself “I’ll change once this lease is up.”

• Putting up with poor performance for months to “avoid disruption.”

Why it’s expensive:

• You lock in lost rent growth and compounding service issues.

• Issues with the current manager rarely “fix themselves.”

• Tenants get used to poor communication—making future changes harder.

The truth: You can change property managers at any time (please check if you are in a fixed contract - i can assist with this). The management agreement is separate from the lease. With a planned handover, tenants remain on the same lease with uninterrupted service—and they often welcome the upgrade in communication.

What to do instead:

• Check the termination notice period in your current management agreement.

• Brief your new manager to time the handover around key dates (rent due, inspection windows).

• Have your new manager send a clear, friendly introduction to tenants with contact details and service expectations.

Mistake 3: The “better the devil you know” trap What it looks like:

• Sticking with a known underperformer because the unknown feels risky.

• Rationalising small issues that quietly add up.

Why it’s the most expensive mistake:

• Under-market rent (even $20–$40 per week) compounds to $1,000+ per year per property.

• Reactive maintenance and poor contractor control inflate costs.

• Weak arrears processes and poor documentation put insurance claims at risk.

• Tenant experience suffers, increasing vacancy risk at renewal.

The truth: Stability comes from standards, not familiarity. A manager with strong, transparent processes will reduce your risk and improve returns—without adding friction for your tenants.

What to do instead:

• Ask for evidence-based rent review recommendations (comparables and a clear strategy).

• Review inspection quality (photos, notes, follow-up actions).

• Assess maintenance control: quotes, scope clarity, and cost transparency.

• Expect proactive communication that you don’t have to chase.

Your quick-switch checklist

• Handovers: Get a written, step-by-step handover plan (files, keys, bond info, tenant intro).

• Rent strategy: Confirm any opportunities for rent increases in line with legislation. 

• Compliance: Verify smoke alarm, RCDs, pool fence (if applicable), and safety checks are current.

• Inspections: Inspections: Agree on how often they happen, how thorough they are, and the quality of the photos you’ll get.

• Maintenance: Understand quoting thresholds and approval workflows.

• Communication: Set your preferences (SMS, email, portal) and response time expectations.

What Thryve handles for you

• We serve notice to your current agency and coordinate the full transfer.

• We onboard your tenants with a clear, friendly intro and our service standards.

• We audit your file for risks, compliance, and quick wins.

• We present a 30/60/90-day improvement plan covering arrears, rent growth, and maintenance priorities.

• You get direct access to me—no call centres, no handballing.

Why this matters now (especially in WA) The WA market moves quickly, and small delays compound fast. Inconsistent inspections, slow repairs, and under-market rent can quietly drain thousands from your return. A transparent, hands-on manager who’s proactive—not reactive—makes the difference between “holding steady” and “actually growing.”

Ready to compare fees and what you get for them? Reply “Fees” and I’ll send you our transparent fee and inclusions guide. Or learn more here: https://www.thryveproperty.com.au

Final word Switching doesn’t have to be messy. Done well, it’s calm, professional, and tenant-friendly—and it pays for itself in higher standards, fewer surprises, and better returns.

Trusted. Transparent. Hands-on.

Alicia McCulloch 

Licensee/Owner, Thryve Property