Your Property, well managed.
What does your Management experience look like? Whilst every property is unique, proven strategies ensure the best result for you.
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Our Roles and Responsibilities What the right property manager actually does, and why it matters.
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Preparing Your Property
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Tenant Onboarding
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Setting your property up for the best possible outcome.
Establishing standards and setting expectations for your tenant.
Maintenance Keeping your property in excellent condition and your costs under control.
Fees and Payments Handling your money, statements and financial year reporting.
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Structure How our model compares to the structures used by most agencies.
Finding the Right Tenant Our process for finding the best tenant, not simply the first.
Inspections Property protection via our entry, routine, and exit inspection process and how they overlap.
Annual Rent Review How Tracey Lake personally manages every rent review to ensure your property is always achieving its best possible return.
The Anytime Guarantee What you can be certain of, anytime.
Our Roles and Responsibilities What does the right property manager really do? Your Property
Your Obligations
Your Tenants
You
Your property is an asset, and we treat it as such. Our team at Johnson Real Estate protects its condition, ensures it stays compliant, and coordinates maintenance proactively, all of which keep your returns moving in the right direction. Good property management doesn’t cost you money; it makes you money.
Our work with your tenants stretches far beyond ensuring their rent is paid on time. We know the key to a great tenancy begins with selecting the right tenant. From there, we manage the entire relationship, from onboarding and communication through to resolving issues. When tenants are managed well, they stay longer, care more, and your investment performs better.
Queensland tenancy legislation is complex, constantly evolving, and non-negotiable. As your property manager, we stay across every change so you don’t have to. We ensure your property remains compliant, your obligations are met, and you’re protected if a dispute ever reaches the tribunal. Compliance is, by far, one of the most important yet undervalued roles of a property manager.
You shouldn’t have to think about your investment property every day. That’s what we’re here for. Johnson Real Estate takes the heavy lifting off your plate, keeps you informed when it matters, and ensures your property is performing as well as it can. And when you do need us, we’re easy to reach, responsive, and ready to help.
OUR MODEL
Our Structure:
Johnson Real Estate
Portfolio
Task-Based
Designed with landlords in mind, whilst encouraging longevity of team members.
Designed to give a single Manager complete autonomy.
Ideal for increasing profit margins. Common in agencies preparing to sell.
One dedicated point of contact for every client, backed by a specialist team
One point of contact, but often overloaded and hard to reach
Multiple contacts depending on the task; no single relationship owner
Specialist roles reduce overload; staff placed in positions that suit their skillset
High workload per PM leads to burnout and frequent staff turnover
Reduced individual load, but role siloing can limit engagement and growth
Continuity and Risk Management
If a PM is on leave or moves on, continuity for your property exists, no knowledge gap
If the PM leaves or is absent, no one knows the portfolio; work stalls and clients suffer
Tasks continue, but relationship context is easily lost between handovers
Task Management and Prioritisation
All tasks managed proactively; nothing treated as a mundane second priority
All tasks competing for one person’s attention; important work gets pushed aside
Tasks are handled by specialists, but coordination between team members creates gaps
Communication and Accountability
Transparency across the team; multiple sets of eyes reduce the risk of things being missed
Less accountability; one person responsible for everything with limited oversight
Miscommunication between team members; risk of doubleups or gaps in client contact
Specialist Knowledge and Depth
Each team member trained thoroughly in their area of responsibility, reducing risk
PMs spread too thin across too many areas; no opportunity for deep specialisation
Specialist roles exist, but consistency suffers without a strong relationship layer
Leasing and Tenant Selection
Dedicated leasing manager provides thorough, consistent feedback during a critical decision-making phase
Handled by the PM, but often rushed due to competing workload demands
May have a dedicated leasing person, but feedback to the owner can be inconsistent
Leadership and Agency Credibility
Led by Tracey Lake, a career property manager and co-owner; not a sales office offering PM on the side
Varies widely depending on the agency; PM often treated as secondary to sales
Depends on the agency’s commitment to the model; rarely well-led
Designed with You in mind
Client Relationship
Staff Wellbeing and Retention
Finding the Right Tenant: Preparing your Property
The condition of your property directly impacts the calibre of tenant attracted, as well as the rent we can achieve.
Step 1
Step 2
Step 3
Presentation
Repairs
Compliance
First impressions drive decisions. We’ll give
Not every repair is created equal. We help you
This is non-negotiable, and any property
you honest, straightforward feedback on
understand the difference between what’s
manager who treats it as optional is exposing
what your property needs to attract a quality
necessary, what’s cosmetic, and what’s non-
you to serious risk. Queensland legislation
tenant and achieve the best possible rent.
negotiable, so you spend where it counts
sets clear requirements for rental properties,
That means telling you what you need to hear,
and avoid overcapitalising where it doesn’t.
and we will not list a property that isn’t
not just what you want to hear, with a mindset
The right repairs, done before the property is
compliant. It protects your tenant, it protects
focused entirely on your outcome.
listed, protect your asset and strengthen your
your investment, and it protects you.
position from day one.
HO N EST F EED BAC K, I NVESTM EN T M I N D S E T
SPE N D SM A RT, PR OT ECT T H E A SSE T
YO UR PR OTECTI O N I S NO N-NEG OTI ABL E
Marketing for the Right Tenant: Your Options
Choose Your Level of Exposure
Essentials
Advanced
Premier
Online Platforms
All major portals
All major portals
All major portals
REA
Standard listing
Standard listing
Premium listing
Photos
In-house, AI edited
Professional
Professional
Standard
Standard
Large
Social Media
(Not included)
Local audience
Local audience
Database
Tenant email
Tenant email
Tenant email
Signboard
Finding the Right Tenant: Our Selection Process
1. Marketing
2. Open Inspections
3. Applications
Property launched, open inspections set within 24 hours.
Face to face assessment of every attendee.
ID, payslips, rental references required – no exceptions.
4. Screening
5. Shortlist
Age, occupation, employment, income, savings, rental history, references, dependants, pets, character assessment.
Suitable candidates compiled and presented with a recommendation.
6. Your Decision You retain full input and control over the final selection. We present the options and recommendations; you make the choice.
7. Approval Approval issued with clear instructions. Deposits paid, tenancy documentation prepared and signed.
Tenant Onboarding:
Setting Up for a Successful Tenancy
Getting Ready
From the moment a tenant is approved, we take the guesswork out of what comes next. A clear approval email, a welcome call with our leasing manager, and full move-in instructions ensure the tenant arrives prepared and the tenancy starts on the right foot.
Move-in Day
Before a single key is handed over, we confirm the property is ready and the full bond has been received. Nothing is left to chance on day one.
Settling In
Every incoming tenant receives our Welcome Home Book, a practical guide to their new home and how we work together. It sets the tone, reduces unnecessary enquiries, and ensures expectations are clear from the start.
Tenant Receives
Tenant Ready
Tenant Standards
Approval email
Property is prepared
Welcome Home book
Welcome call
Bond is paid
Expectations set
Move-in instructions
Keys are handed over
Questions answered
Inspections:
Protecting Your Asset at Every Stage We treat every inspection as a serious asset protection measure, not a checkbox exercise. Our reports are detailed, technology-assisted, and built to stand up when it matters.
Entry condition report When we get it right at the start, you and your property are protected at the end. Completed before the tenant moves in, our entry report uses 360-degree cameras to capture every room in full detail. It is fully digital, provides photo evidence for any dispute, and forms the legal foundation for any QCAT claim or insurance matter if one ever arises.
Routine inspections Multiple inspections are conducted each year. Our routine inspections are not a tick-and-flick exercise. They are a genuine check on the condition of your asset, and often identify maintenance issues a before they become expensive problems. Owners are welcome to attend, and our reports address owner obligations as well as tenant obligations.
Exit condition report This is where the entry report earns its value. Compared directly against the entry, our exit report gives a clear, evidence-based picture of the property’s condition at the end of the tenancy. With 360-degree documentation in place from day one, end-of-tenancy disputes are minimised, and the bond process is handled efficiently and correctly.
Entry Condition Report
Exit Condition Report
360o camera coverage Photo evidence required from tenant Legal foundation for QCAT Claims Sets the standard from day one
Compared directly to entry report 360o coverage minimises disputes Damage clearly identified and documented Bond process handled efficiently
Sets up the exit
Entry makes this possible Multiple inspections
Move-In
Move-Out Routine Inspections Multiple inspections per year Owners welcome to attend annually Flags maintenance before it escalates Owner and tenants obligations checked
Every inspection is an asset protection measure, not a checkbox exercise.
Maintenance:
Ahead of the Problem, Not Behind It
Philosophy We approach maintenance with an asset protection mindset, not an inconvenience mindset. We act early, advise honestly, and are willing to have the difficult conversation with an owner who is tempted to defer an essential repair. Our job is to protect your investment, and sometimes that means telling you what you need to hear.
Trades We have built a strong network of trusted tradespeople across all areas of property maintenance. That means priority service, competitive pricing, and the confidence that when a job needs doing, it will be done properly.
Technology We use Tapi to manage every maintenance job from start to finish. Tenants report issues through a simple online process, every update is tracked and visible to both owner and tenant, and there is always a clear record of every job if needed.
Preventative Good maintenance is not just about fixing things when they break. We run recurring reminders for preventative items, help owners budget for larger capital works towards EOFY, and keep small issues from becoming costly ones.
Annual Rent Review: Reviewed by our Principal to maximise your return
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Market analysis A comparative market analysis prepared personally by Tracey, benchmarked against current local conditions.
Owner notification You receive your review with ample notice, giving you time to assess your position and move forward with clarity.
Notice to tenant Appropriate notice issued in line with Queensland legislation, with diligent follow-up on all notice periods.
Retention, coupled with return Maximising your return while retaining a quality tenant. Experience and judgement, not just a number on a page.
Bond top-up Where a rent increase applies, we ensure your bond is topped up accordingly. A step many agencies overlook entirely.
Tracey Lake
Director & Principal Your rent review is not a task we delegate.
Fees & Payments:
Transparent, timely and straightforward STAT EMEN TS
PAYM E NTS
Always fully informed on where your money is going.
Your money gets to you on time, every time.
With every disbursement, you receive a statement along with any maintenance invoices for the period.
Net rental funds are deposited directly into your nominated bank account via electronic transfer. We offer both mid-month and endof-month payment cycles, giving you the flexibility to choose what works best for you.
ACCO U N T PAYM E N TS
Property expenses, managed on your behalf.
FI NANC I AL YE AR STAT E M E NTS
We can manage payments for propertyrelated accounts such as repairs and maintenance, smoke alarm servicing, and landlord protection insurance. A pre-determined expenditure limit is agreed upfront and outlined in your management agreement.
At the end of every financial year, you receive a complete statement to assist with your taxation requirements.
Everything you need, ready when you need it.
Our Anytime Guarantee:
Every commitment we make to you, in writing. S ERVIC E
PR O PE RTY
We are here for you, anytime.
Your asset, always protected.
As our client, you are our priority. When you need us, we are accessible, responsive, and you will always deal with someone who knows what they are doing. We believe an informed landlord is an empowered landlord, and our service to you will reflect that at every interaction.
Every maintenance request reaches you without delay. Your property will always meet its legislative requirements, and our reporting ensures you are never in the dark about its condition. This is your valuable asset, and you have access to it whenever you need it.
TENA NT
M O NEY
Respected, heard, and educated.
Your returns, in safe hands.
We treat your property as your tenant’s home and ensure they feel that respect from our team at all times. Every request is acknowledged, never ignored. And every tenant is kept informed on rental prices, legislation, and compliance so there are no surprises on either side of the tenancy.
Your rent is paid and your asset is protected. Our tenant selection process and arrears systems ensure your money gets to you. If a dispute arises, it is handled with your interests front of mind. And we guarantee your property is always achieving the highest possible return.
All of these points we guarantee, anytime.
Brittany Boffo
Maddie Jacobs
Head Office
0478 030 510 brittany@johnsonre.com.au
0401 584 916 madison@johnsonre.com.au
3007 7777 reception@johnsonre.com.au