Can I Manage My Rental Without a Property Manager?

Managing your own rental property can seem like an appealing choice.

The promise of saving on management fees, maintaining control and not having to deal with a third party can lure many landlords into trying to tackle management of their rental properties alone.

And it certainly feels like a smart move—you’re saving money and your investment is in your own hands.

But there is a catch.

While going the DIY route might seem simple, it often leads to unforeseen challenges, unexpected costs, ongoing headaches and far more stress than you might expect.

What seems like a good idea on paper could quickly turn into a full-time job that’s infinitely more trouble than it may be worth.

So what exactly are the challenges involved, and should you take the risk?

Here’s our take.

Why landlords choose to DIY (and why it often backfires)

Many landlords gravitate towards DIY management because it feels like a logical choice.

You save on fees, avoid past management dramas and keep a tight grip on your investment.

But these seemingly valid reasons often unravel when reality hits, leaving landlords overwhelmed and out of pocket.

Here are the four most common reasons property investors might consider DIY property management.

1. Cost concerns

Cost is usually the big one. Many landlords look at management fees and think, “I can do this myself and keep the extra cash.” But that’s not the full picture.

Property management fees which are typically a percentage of the monthly rent, can seem like a direct hit to your profits.

But beyond this, many landlords fear additional hidden charges for maintenance coordination, tenant turnover, advertising or other services, making the overall cost seem higher than expected.

2. Overconfidence

Many landlords—especially those new to the game—believe they can manage their properties as effectively, or, in some cases even better, than a professional.

While others with only one or two properties might see hiring a manager as unnecessary, thinking the workload is manageable on their own.

It’s not like you’re running an empire, right?

But this perception often overlooks the complexities involved in good tenant management, maintenance and legal compliance.

3. Past negative experiences

For some landlords, DIY management is simply a reaction to past disappointments with previous property managers, making them sceptical about hiring another manager.

Stories of poor mismanaged funds or neglected properties can sour relationships and push landlords into taking matters into their own hands.

Of course, it goes without saying that not all property managers deliver the level of service that landlords expect.

And stories of property managers who turn a blind eye to bad tenants and property damage or worse—allow financial mismanagement—lead to distrust, making landlords stung by this experience wary of trusting a third party again, despite lacking the necessary expertise themselves.

4. Concerns about quality service

Many landlords also worry that property managers won’t be attentive or proactive enough, leading to tenant dissatisfaction, rental income loss or even property damage.

Maybe they’ve dealt with someone who didn’t screen tenants thoroughly, responded slowly to maintenance requests or just didn’t seem to care about their property, leaving them wondering what, exactly, they’re paying for.

It’s frustrating, and why some landlords opt to go it alone.

But Kate has seen a pattern repeatedly emerge.

“Landlords come to us after trying to manage properties on their own because they’ve been burned by a bad experience in the past,” she explains.

“But the good news is, not all managers are created equal. The key is to find a manager who will be proactive, transparent and committed to turning your rental into a low-stress, profitable investment.”

And while this is ultimately the goal, she also acknowledges that it can be challenging for landlords to know who to trust, and that, in some areas, locating a good property manager can feel like finding a needle in a haystack.

Her advice?

“Do your homework. Look for managers with strong reviews, a solid track record and clear communication. Ask about their experience and ensure they are transparent about their fees and services.”

The biggest challenges DIY landlords face

Choosing to manage a property on your own might initially feel empowering, but the reality is often more complicated—and exhausting—than anticipated.

So it’s also worth considering the most common challenges DIY landlords face.

DIY landlords often find themselves wearing multiple hats, and it doesn’t take long before the juggling act becomes overwhelming. Here’s what you’re signing up for:

- Tenant management, including lease renewals, advertising, screening, rent collection and tenant disputes or complaints—including late-nights call about broken appliances.

- Property maintenance and repairs, which require coordinating tradespeople and addressing issues promptly to keep the property in good shape.

- Financial administration, including rent collection, dealing with arrears, accounting and managing unexpected costs.

These responsibilities can quickly add up, becoming a full-time job that eats into landlords’ time and resources.

Kate points out that DIY landlords frequently underestimate the workload.

“It’s not just about being there to collect the rent—it’s about being available and on-call constantly.

“Many landlords think they’re saving by managing their properties themselves, but the hidden costs—both financial and emotional—can add up; especially when something goes wrong.”

“Emergency repairs, unpaid rent and tenant turnover—even just the day-to-day admin—can overwhelm even the most dedicated landlord,” she adds.

Legal compliance

The legal side of property management is another significant challenge for landlords going it alone.

Tenancy laws are complex, and staying compliant is time-consuming but crucial to avoid costly fines or disputes.

Plus, handling tenancy agreements, understanding local regulations and managing disputes requires a level of expertise that many landlords lack.

Even experienced landlords can find themselves unintentionally violating regulations, whether it’s processing bond returns incorrectly, missing an inspection requirement, not following the right process when dealing with disputes or evictions, or not understanding the importance of landlord insurance.

And these errors can quickly escalate, leading to costly mistakes, including breaches of tenancy laws that can result in large penalties. Even minor slip-ups can have serious financial repercussions.

Which is why Kate stresses the importance of seeking professional support.

“Understanding the legal landscape isn’t optional—it’s essential. A good property manager knows the ins and outs of these regulations and stays up-to-date with changes in laws to ensure that your property stays compliant, protecting you from legal risk.”

What good property management looks like

So, with all this being said, what exactly does a good property manager actually do?

The best managers are worth their weight in gold, handling everything that keeps your property profitable and your tenants happy.

For those considering how to move forward with their property management decision, understanding what sets a good property manager apart is key.

The hallmarks of a good property manager

Quality managers offer much more than basic services—they provide peace of mind through comprehensive care of your property.

Here’s what you should expect from a good property manager:

- Tenant screening: Ensuring that only high quality, responsible tenants—who pay on time and take care of your property—are offered a lease.

- Property marketing: Targeting advertising to the right audience to minimise vacancy times and attract the right renters.

- Rent collection: Ensuring rent payments are prompt and dealing with any arrears efficiently.

- Legal compliance: Managing all rental documentation, contracts, disputes and adherence to legal requirements.

- Regular inspections: Conducting frequent—and thorough—property inspections and providing detailed reports to catch and fix issues early.

Kate emphasises the proactive approach that defines good property managers.

“A great manager doesn’t just react to problems—they anticipate them and stay ahead of the game. Being proactive is what keeps properties running smoothly and maximises returns.”

“They maintain clear, open communication with both landlords and tenants, building professional relationships that minimise disputes, and they provide a hands-on approach that ensures minor problems don’t escalate, keeping all parties happy.”

The benefits of professional management

When you hand over the keys to a professional property manager, you’re not just saving time—you’re gaining peace of mind.

Here’s how a skilled property manager can transform your property investment experience:

Time savings:
Property managers handle all the day-to-day tasks, from maintenance and administration to tenant communication and market research, freeing you up to focus on other areas of your life while your investment is taken care of.

Stress reduction:
Managers act as a buffer between you and your tenants, having the difficult conversations, managing disputes, considering requests and all the smaller details with neutrality, professionalism and expertise.

Investment protection:
Their proactive approach to maintenance, legal compliance and tenant management ensures that your property is kept in good condition, that its value is protected and that potential issues are dealt with promptly, reducing costly turnover and unnecessary vacancies.

Kate sums it up perfectly.

“The real value of professional management is knowing you’re covered, and that someone with the right expertise has your back.”

She also points out that landlords—especially those new to property investment—often underestimate what goes into property management and the value that a good property manager brings.

“You’re not just paying for someone to do the work. A professional property manager oversees all the nitty-gritty details like ensuring your property is maintained, your tenants are happy, that your investment is protected (physically and financially) and that you avoid any legal missteps along the way—all of which save you money in the long run,” she says.

“Simply put, you’re paying for peace of mind and the assurance that your investment is in good hands, allowing you to enjoy the rewards without the constant worry.”

So it’s fair to say that having an experienced property manager in your corner will do more than simply save you time; they also save your wallet—and your sanity—by preventing problems before they arise.

And these real savings will far exceed any perceived savings of DIY management.

So while managing a rental property on your own may seem like a simple way to maximise profits, the reality is often far different, leading to more stress, higher costs and a lot of headaches.

If you’re weighing up your options or simply curious about how professional management could work for you, why not reach out to We Connect Property for a completely obligation-free chat?

Whether you’re ready to get started or still on the fence, we’re here to help.

And we’d love to connect—no strings attached, just an honest conversation about what we can offer to help you stay informed and make the right decision for your property.

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If you’d like some expert guidance and support, we’re ready and waiting to help.

As property experts with over 21+ years combined experience in buying, selling and managing property in Adelaide, We Connect Property are ready and waiting to offer expert guidance and support when you need it most, and can answer all your questions about leasing your investment property.

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DISCLAIMER: All recommendations made by We Connect Property are general in nature and not to be relied upon as legal or financial advice. To ensure accuracy, we always strongly recommend seeking independent, professional advice tailored to your specific situation before making any investment or financial decisions.