One of the most common questions Brisbane landlords ask is: how much should I be paying my property manager? It is a fair question, and the answer is not always straightforward. Fees vary between agencies, and what looks like a cheap deal on paper can end up costing more when you factor in hidden charges and poor service.
This guide breaks down the typical property management fees in Brisbane, explains what each fee covers, and helps you understand what to look for so you are getting genuine value for your money.
The Main Fees You Will See
Management Fee (Ongoing)
This is the core fee you pay your property manager, usually calculated as a percentage of the weekly rent collected. In Brisbane, the typical range is 7% to 10% of gross rent, though some agencies charge as low as 5% and others as high as 12%.
For a property renting at $550 per week, that means you would pay between $38.50 and $55 per week in management fees. Over a year, the difference between a 7% and 10% fee is approximately $1,000.
However, a lower fee does not always mean better value. If a cheaper agent lets your property sit vacant for an extra two weeks each year, that costs you $1,100 in lost rent, which wipes out any fee savings. The quality of service, tenant retention, and rental performance matter far more than the headline percentage.
Letting Fee (Per New Tenancy)
The letting fee is charged each time a new tenant is placed in your property. In Brisbane, the standard letting fee is one to two weeks rent plus GST. This covers advertising the property, conducting open homes, screening applicants, and preparing the lease.
Some agencies advertise low management fees but charge higher letting fees to compensate. If you have high tenant turnover, this can add up quickly.
Lease Renewal Fee
When an existing tenant renews their lease, some agencies charge a lease renewal fee, typically between $100 and $300 plus GST or half a week’s rent. Not all agencies charge this, and it is worth asking upfront. A lease renewal involves far less work than finding a new tenant, so this fee should be significantly lower than the letting fee.
Advertising and Marketing Costs
Most agencies charge separately for property advertising on platforms like realestate.com.au and Domain. This can range from $100 to $500 or more depending on the listing package. Some agents include basic advertising in their letting fee, while others charge it as an extra.
Ask your property manager exactly what advertising is included and what costs extra. Premium listings and photography can be worthwhile if they reduce vacancy time, but you should be told upfront.
Watch Out for Hidden Fees
Some agencies pad their income with additional charges that are not always obvious when you sign up. Here are some fees to watch for:
- Administration fees: monthly or annual charges for general paperwork and account management. These should be included in the management fee.
- Inspection fees: some agents charge separately for routine inspections. Since inspections are a core part of property management, this should be included.
- Maintenance coordination fees: a markup on top of the actual cost of repairs, sometimes 10% to 15%. Ask if your agent adds a margin to maintenance invoices.
- Tribunal representation fees: charges for attending QCAT hearings on your behalf. Some agents include this; others do not.
- End-of-year statement fees: charges for preparing your annual financial summary for tax purposes.
- Cancellation fees: early termination charges if you decide to leave. Check this in your Form 6 before you sign.
How to Compare Fees Properly
When comparing property managers, do not just look at the management fee percentage. Ask each agent to give you a full schedule of all fees and charges. Then consider the total cost of management over a year, including likely letting fees and any extras.
More importantly, consider the value you are getting. A property manager who charges 8.5% but keeps your property occupied 51 weeks a year, conducts thorough inspections, and achieves strong rent increases will deliver a far better return than one who charges 6% but lets the property sit vacant for weeks and fails to review the rent.
What Astnd Property Charges
At Astnd Property, we believe in transparent, straightforward pricing with no hidden fees. We are happy to provide a full fee breakdown before you commit, so you know exactly what you are paying and what you are getting in return.
If you would like to see how our fees compare and find out what your property could be earning with proactive management, get in touch for a free rental appraisal. Call (07) 3544 1273 or visit our Switch Property Manager page.
