Long-term rental management in Sydney
Not the part of the business we advertise, and we are not going to pretend otherwise. We manage it because a manager who only does short-stay can only ever recommend short-stay.
Sydney is the home market and where this page's detail comes from. The service itself is not limited to it — if your property is elsewhere in Australia, ask.
Who this is for
- Owners whose property is better on a lease than on a nightly calendar, and who would rather not move agencies to find that out.
- Owners in buildings where the by-laws or the 180-day cap make short-stay impractical.
- Owners who want one team across a portfolio where some properties suit short-stay and some do not.
Why we still do this
Every short-stay manager in Sydney will tell you short-stay earns more. They are not lying exactly — they are answering the only question they are equipped to answer. A business that earns nothing from a lease has no way to recommend one.
We manage both, so the recommendation costs us nothing either way. That is the whole reason this page exists. When we send an estimate and it says a lease would pay you more, you can check that we had no reason to say it.
When a lease is genuinely the better answer
When the strata by-laws prohibit non-hosted short-term letting, and a mid-term strategy does not fit the property either. When the 180-day cap leaves too few sellable nights for the setup cost to make sense. When the property is far enough from demand that occupancy would carry the whole result and occupancy is the thing you cannot control.
And when the owner does not want the variance. A lease is a smaller number that arrives on the same day every month. Some owners are buying that, and they should be allowed to.
What it costs
6% of rent collected plus GST, ongoing. Plus a letting fee of one week's rent plus GST each time a new tenant is found. Those two numbers are the fee.
It is a different basis from the short-stay tiers on purpose. Short-stay is a percentage of booking revenue with nothing charged for finding the guest, because guests arrive continuously. A lease is found once and then runs for a year or two, so the search is priced separately. Quoting the 6% on its own would understate your first year, which is why both numbers are always published together.
What managing a lease involves here
Tenant selection and reference checking, the residential tenancy agreement and bond lodgement, rent collection and arrears, routine inspections with a written report, repairs and trades, and the end-of-year statement your accountant needs. The same licensed business, the same people.
Where a property could work either way, we will give you both numbers before you decide, on the same basis — what actually lands in your account, not a gross booking total against a net rent.
Inclusions
What is included
- Tenant selection, reference and tenancy-database checks
- Residential tenancy agreement and bond lodgement
- Rent collection, arrears management and end-of-lease process
- Routine inspections with a written report to the owner
- Repairs and trade coordination, approved above an agreed threshold
- Monthly and end-of-financial-year statements
- An honest comparison against short-stay before you commit either way
Questions
Common questions
How much do you charge to manage a long-term rental?
6% of rent collected plus GST, ongoing, and a letting fee of one week's rent plus GST each time we find a new tenant. That is the whole fee. It is a different basis from the short-stay tiers because a lease is found once and then runs, where short-stay guests arrive continuously.
Can you tell me which one my property should be on?
That is what the rental estimate is for, and it is the question we are set up to answer without a thumb on the scale. You get a short-stay range reduced to what lands in your account, and a long-term rent on the same basis. Sometimes the answer is the lease.
Can a property move from a lease to short-stay later, or back?
Yes, and both directions happen. Moving to short-stay depends on the by-laws, the day cap and a setup budget. Moving back is simpler and is sometimes the right call after a year of real numbers rather than projected ones.
Find out what your property should earn
A range, with the assumptions written down — including when the honest answer is that this is not the right service for your property.