Choosing Your Own Property Manager: Onsite Vs. External Property Management
If you own an apartment in a building with an on-site manager, it’s easy to assume you’re required to use them for property management. Their office is on-site, they appear to know the building intimately, and their presence can feel like an extension of the management system. However, convenience should not be confused with the best choice for managing your investment. Landlords often have far more freedom than they realise.
In Queensland, apartment owners are not legally obliged to appoint the on-site manager to lease or manage their property. While the on-site manager may hold letting rights on behalf of the body corporate, those rights do not automatically extend to your individual lot unless you choose to sign an appointment agreement with them. In other words, you have the right to appoint an external property manager who is dedicated solely to your interests.
This distinction matters. On-site managers typically balance multiple responsibilities beyond property management. They may oversee caretaking, facilities maintenance, and day-to-day building operations, all while managing a letting pool. With so many competing priorities, it can be difficult to offer the level of individualised service that landlords expect. In high-density buildings, it’s not uncommon for routine inspections to feel rushed, communication to become reactive, and tenant placements to focus more on speed than suitability.
By appointing an independent property manager, landlords may gain access to a different standard of service. An external manager is appointed by you, works exclusively for you, and has no obligations to the body corporate or the building at large. Their role is focused; leasing, management, compliance, and the long-term performance of your asset. They’re able to represent your interests clearly and confidently, without navigating internal building politics or juggling unrelated tasks.
It’s also worth considering the perceived experience of on-site managers. In many cases, the role is acquired through the purchase of management rights, rather than developed through formal training or extensive hands-on experience. For some, particularly mum and dad investors entering the sector as a retirement strategy, the complexities of tenancy law, compliance, and effective lease management can be unfamiliar territory. While many on-site managers are well-meaning and hardworking, there can be real gaps in process, communication, and decision-making. Things may get done, but rarely with strategy or accountability.
That said, not all external property managers are created equal. The industry has more than its share of mediocrity, and many landlords have experienced agencies that overpromise and underdeliver. A polished brand or slick listing means little if the team behind it lacks consistency, diligence, or a genuine interest in the asset. At its worst, external management can be just as inattentive as the systems landlords are trying to improve upon. The real difference lies in the execution: reliable communication, transparent processes, solid legal understanding, and proactive involvement in the property’s performance. Choosing external management is only the first step; choosing the right manager is what really matters.
External managers also offer flexibility and responsiveness that can be difficult to achieve in high-volume letting pools. Whether it’s taking the time to carefully screen tenants, conducting proper inspections, or staying on top of legislative changes, a good independent manager provides oversight that’s aligned with your long-term goals.
Perhaps most importantly, an external property manager brings objectivity. When disputes arise, repairs are delayed, or body corporate decisions impact tenancy, you want someone in your corner who is not caught up in the internal dynamics of the building. You want someone who works for you and only you.
None of this is to suggest that all on-site managers deliver poor service. Many are doing their best in a complex, often demanding role. But even with the best intentions, structural limitations can prevent them from offering the depth of management landlords deserve. For many property owners, that can result in overlooked details, missed opportunities, and a lack of clarity around who is truly advocating for their investment.
For landlords who want more control, greater transparency, and a manager whose sole focus is the performance of their property, appointing an external property manager is often a smarter, more strategic choice.
If you have been wondering whether your property could be better managed, or if you are simply curious about what options exist outside of the on-site team, it may be time to explore a different approach.
If you’re looking for a property manager who works solely for you, get in touch today for a confidential chat, no strings attached.