Property management · Toowoomba
Questions worth asking before you hand over your keys
Most landlords don't know what to ask a property manager until something goes wrong. This page answers the questions that matter: inspections, communication, arrears, maintenance and fees, so you can compare agencies properly before you commit.
1,238
Properties managed
<1%
Tenants in arrears over 7 days
0.048%
Vacancy rate
6–12 days
Average days on market
10+ yrs
Average team experience
We're a locally owned agency managing over 1,200 Toowoomba properties. Below is every question an investor should ask a property manager — and exactly how we answer it.
On this page
Inspections
How often are routine inspections completed?
Every 4 months, starting after your first inspection once a tenant is secured. Each inspection produces a detailed report with comprehensive photos.
What do you actually check during an inspection?
Everything that affects your asset. Our inspections cover:
- Cleanliness and tidiness
- Required and preventative maintenance
- Damage to the property
- Water leaks, bathroom fittings and hot water
- Door locks, window latches and smoke detectors
- Tenant lease compliance
- Evidence of pests
- Lawns, gardens, gutters and exterior lighting
- Light fixtures, power outlets and appliances
Communication
How quickly do you respond to landlord enquiries?
Same day, if you contact us before 2:00pm on a business day.
Are all enquiries handled by your local team?
Yes. RealWay is locally owned and operated. Every landlord and tenant enquiry is answered by someone on our team, not a call centre, not an interstate office.
When do you proactively get in touch with landlords?
We communicate at every meaningful point: tenant selection, routine inspections, lease renewals and end of tenancy, breaches including rent in arrears, emergency and non-urgent repairs, tenant requests, and disputes.
Tenant screening
How thoroughly do you screen tenants?
We verify rental history, current employment and income, search tenancy databases, and check a minimum of three references before recommending any tenant.
Do you evaluate financial stability?
Yes. Current employment and income are verified for every applicant as part of our standard process.
Arrears and breaches
What happens when rent is overdue?
We follow a clear, documented process from day one:
SMS and email sent to the tenant
Phone call, SMS and email. We seek to understand the reason and work toward resolution.
If unresolved, Form 11 issued. Tenant has 7 days to pay.
Notice to leave issued. If the tenant doesn't vacate, court proceedings begin.
Do you represent landlords at tribunal?
Yes, at $55 per hour for QCAT representation.
Maintenance
Can you handle repairs on our behalf?
Yes. We manage maintenance for you and always seek your approval before proceeding. In a genuine emergency where you're unreachable, we'll act in your best interest and keep you across everything.
Can tenants reach you 24/7 for emergency repairs?
Yes, 24/7 emergency repair contact is available to all tenants.
Are your contractors licenced and insured?
Yes. All preferred contractors are insured.
How we're structured
Does one person manage everything for my property?
No, and that's by design. We operate as a task-based agency rather than assigning a fixed portfolio to one manager. Your property is supported by a team of three specialists:
Senior property manager: Applications, inspections, insurance claims and lease compliance.
Maintenance officer: Repairs managed in-house to prevent unnecessary call-outs and keep tenants satisfied.
Inspections clerk: Trained to spot upcoming maintenance needs early, protecting your asset proactively.
How many properties do you manage and what's your arrears rate?
We currently manage 1,238 properties. Less than 1% of tenants are in arrears for more than 7 days, with a vacancy rate of 0.048% and an average of 6 to 12 days on market for rental listings.
What's your average staff experience level?
Our team averages 10 or more years of experience each, with low staff turnover.
Marketing your rental
Where do you advertise rental properties?
We list on Realestate.com.au, the RealWay website, social media for select properties, and optional signboards. Every listing includes professional photography, flexible private inspections and open homes, and access to our active database of pre-qualified tenants.
How is rent collected from tenants?
Via our secure online tenant portal, with rent paid to landlords weekly, fortnightly, or monthly depending on your preference.
Fees
What are your standard fees?
7.7%
1 week's rent
$130
$5.50 per month
$55 per hour
Ready to see what good property management looks like?
Talk to our team about your investment property and we'll give you straight answers, a rental appraisal, and a clear picture of what we'd do differently.
Locally owned and operated: Every enquiry answered in-house by our Toowoomba team.
90-day love us or leave us: Sign up and if we're not the right fit, walk away with no strings attached.
Same-day responses: Contact us before 2pm and we'll respond the same business day.
Switching is painless: We handle termination notices, document transfers, and key handovers.