Girilang Self-manage or use a property manager?
Neither is always better. It comes down to the work you want to own, how quickly you can respond and what your time is worth.
The difference is who does the work.
An agent can run the day-to-day, but you still choose the agent, set their authority and read their reports. Check this against the services you are actually quoted.
| Self-manage | Property manager | |
|---|---|---|
| Questions | Self-manage Tenants contact you, and time-sensitive calls are yours to make. | Property manager The agency takes day-to-day contact, within the authority you give it. |
| Leasing | Self-manage You advertise, assess applications, prepare the documents and arrange signing. | Property manager The agent does the agreed leasing work and reports the decisions left to you. |
| Repairs | Self-manage You assess the request, call tradespeople, approve the work and keep the evidence. | Property manager The agent arranges repairs up to the spending limit you agree. |
| Inspections | Self-manage You attend, photograph, write the report and keep the file. | Property manager The agent inspects on the agreed schedule and sends you the report. |
| Control | Self-manage Every decision reaches you, and so does every interruption. | Property manager Routine decisions are delegated, as far as the written agreement allows. |
| Cost | Self-manage Your tools, travel and time. | Property manager Every charge on the agent’s written fee schedule. |
Then put your own numbers in.
There is no honest average fee to plug in. Use the quote in front of you and a realistic count of your hours.
Annualise the quote. The management fee at the rent you expect, plus every leasing, inspection and admin charge.
Cost your own way. Software, travel, inspections and the professional help you would still pay for.
Price your time. Your hours in a busy year, with a vacancy and a few repairs, at a rate that means something to you.
General information, not legal advice. The rules differ between states, so check the regulator where your property is. Checked 12 October 2026 against Managing a rental property in NSW, Landlords’ rights and responsibilities and Check a property agent’s licence.
Managing it yourself?Keep the whole tenancy together.
Questions about self-managing and property managers.
Not always. It swaps an agent’s charges for your own time, tools, travel and admin. It can cost less in cash, but a fair comparison counts the hours and availability the property needs.
Get the full written fee schedule, turn every recurring and one-off charge into a yearly figure, and note what is not included. Compare that with your own costs and a realistic value for your time.
In NSW, no. NSW Fair Trading says landlords stay responsible for making sure tenancy laws are followed, and agents carry responsibilities of their own. Check the regulator in your state.
Who will manage the property, how many properties they handle, how repairs and inspections work, what authority they need, every extra charge, and how records come back if you leave. In NSW, check their licence with the NSW Government first.
No. Software keeps records and organises the work, but it does not inspect a home, choose a tenant or call a tradesperson. It supports whoever manages the property.
Answer the next question.
Start with one property.
Add it and the people who live there today. The rest of your rentals can follow when it suits you.