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ATTENTION BRISBANE LANDLORDS

Tired Of Poor Property Management?

We’ll Fix The Mess —

In 30 days Or Less.

Tired Of Poor Property Management?
We’ll Fix The Mess — In 30 days Or Less.

“We know how stressful it is when poor property management weighs heavily on your mind and leaves you feeling frustrated and anxious about your next steps.

Our team steps in fast to clean up the chaos, restore order, and give you back your peace of mind.

In 14 years we only had 1 week when the properties weren’t tenanted…

Wendy & Lee Austin

Expert Team • Trusted Guidance • Seamless Service • Results Driven • Innovative Solutions

Wendy & Lee Austin

Newport, Queensland

In 14 years we only had 1 week when the properties weren’t tenanted.
This year we made the decision to sell the properties, and again, Lu & her team worked very hard for us to get a great price, and with the conditions that we wanted.
We happily give a high recommendation to Lu & her team.

Google rating score: 4.2 of 5, based on 95 reviews

Dear Frustrated Landlord,

Does managing your rental property feel like a second job.

If maintenance headaches, tenant problems or a property manager who’s dropped the ball are piling up – you’re not alone.

Questions like these might be on your mind:

Why won’t my property manager return my calls?
Why am I always chasing them for updates?
I’ve had three different property managers in a year — no one seems to know what’s going on with my property.
Why am I being charged for a repair I didn’t authorise?
I feel like I’m paying for a service I don’t actually get.
Do they actually know the law?
They react only when I complain. Nothing gets done proactively.

You’ve invested heavily in an investment property — now you need a partner who can step in, fix the mess fast, and put your investment back on track.

Here’s the truth:

The property management industry has ongoing challenges — staff turnover, overworked managers, complex regulations and inconsistent service. These issues can lead to higher vacancies, costly mistakes and lost opportunities to grow your portfolio.

But it doesn’t have to be this way.

With over 20 years in the Brisbane property management space I started this boutique agency in 2008 to give property investors the guidance, transparency and expert support they need to make their investments work harder for them — and grow faster.

Why choose Real Estate HQ?

Proactive management, not reactive fixes. We stay ahead of maintenance, tenancy issues, and rent reviews — so you don’t have to chase us for updates.

Clear, transparent communication. You’ll always know exactly what’s happening with your property — no surprises, no vague reports.

Strong tenant relationships. We carefully screen and support great tenants who respect your property and pay on time.

Smarter systems, fewer headaches. From inspections to statements, everything runs smoothly and efficiently — giving you back your time and peace of mind.

Deep expertise of Queensland tenancy laws, risk mitigation and property management.

Direct access to me – your dedicated, experienced specialist.

Personal relationships built on trust, with many clients with us for 10+ years.

Clear focus on increasing your rental income, reducing costs and growing your wealth.

A seamless handover. Switching managers shouldn’t be stressful. I handle every detail to make your transition smooth and worry-free.

Ready to turn stress into success?

Book a free 60-minute discovery call with me where we’ll discuss your goals, legal considerations, ways to maximise returns, and the next steps to grow your property portfolio confidently.

Talk soon

Warm regards,

Lu Bracher
Founder and Principal
Real Estate HQ

P.S. We only take on a limited number of new clients at a time—typically when long-standing clients retire or sell their investments!

P.P.S. Take advantage of our complimentary onboarding, personally managed by me. If you choose to join our agency, I will ensure the current mess is cleaned up, handle all the paperwork and communication from your current property manager (no need to call your current manager), ensure you fulfill your landlord obligations and take care of any outstanding repairs and maintenance. You and your property will be safe, compliant, and stress-free.

Book Your FREE Discovery Call With Our Founder & Principal Lu Bracher And Take Back Control Today

We’ll Fix The Mess — in 30 days or less.

Switching to us is handing your headaches to people who can actually fix them.

We identify the gaps, fix the problems and turn your frustrations into success and peace of mind.

We handle the day-to-day. From tenants to maintenance, we keep things running smoothly.

We protect your profits. Smart strategies help you avoid costly mistakes and keep returns steady.

We keep you informed. Clear updates, no jargon — so you always feel confident and in control.

We help you grow. Our goal isn’t just to manage your property — it’s to help you build your portfolio and secure your financial future.

We’ll provide you with feedback and an action plan so that you get a clear picture of where your property, tenancy and obligations stand.

The Result– organised and compliant records, inspections and tenancy agreement – lower compliance risk, up to date maintenance, reconciled financial records and peace of mind knowing that your investment is now set up for long term success.

We Fix The Mess!

Switching to us is handing your headaches to people who CAN actually fix them.

New managements get a full audit and review to identify problem areas and issues that need immediate attention.

We identify gaps, provide you with feedback and an action plan so that you get a clear picture of where your property, tenancy and obligations stand.

The result – organised and compliant records, inspections and tenancy agreement – lower compliance risk, up to date maintenance, reconciled financial records and peace of mind knowing that your investment is now set up for financial success.

8 Reasons Why Brisbane Landlords Partner With Us

Our Trusted Partners

"Love Us or Leave Us"

Guarantee

Your satisfaction is our top priority. That’s why we offer a risk-free guarantee.
If for any reason you’re unhappy with our service(s) or we simply don’t deliver – you can request a refund or you can cancel the management agreement with just 24 hours’ notice!

Simply send us an email indicating your desire to terminate, and we’ll ensure all your documentation is prepared and delivered to your next property manager in digital format within 24 hours.

We are dedicated to providing exceptional service—whether it’s resolving tenant issues, managing maintenance or ensuring regulatory compliance.
If we fall short, you can get your money back or walk away, no strings attached.

That’s our promise to you.

How It Works

FAQ's

What is your tenant selection process?

Thorough tenant screening process

Process applications

Verify tenant identity
Verify financial capability
Verify financial stability
Income verification
Employment check
Credit and rental history review
Verify tenants ability to care for the property
Rental reference checks
Personal references
Inspection history
Application review and Landlord approval

Once all verifications are complete, the final step is to present the application for landlord approval. A summary of the applicant’s suitability, including tenancy history, financial capability, and employment stability, is provided.

How do you handle maintenance requests?

Our office follows a structured in-house maintenance process that ensures compliance with the Residential Tenancies and Rooming Accommodation Act 2008 (RTRAA), specifically Section 217, which requires tenants to notify maintenance issues in writing.

Step 1: Written Maintenance Requests Only

We do not accept maintenance requests via phone calls, single-line emails, or text messages.
Tenants must submit a formal maintenance request using our Maintenance Repair Request Form.

Step 2: Accessing the Maintenance Request Form

The form is provided to tenants via:

A link inside every rent receipt email.
At the time of move-in as part of the tenant information pack.
On our website for easy access.

Step 3: Capturing Essential Maintenance Details

The Maintenance Repair Request Form ensures all necessary information is captured, including:

Fault item details: What the issue is and where it is located.
Time of occurrence: When the issue was first noticed.
Tenant actions taken: Any steps the tenant took to address the issue.
Availability: Timeframes for when a trade professional can contact them.
Visual Evidence: Tenants must attach images or videos of the fault to provide a clearer understanding of the issue.
Self-help guidance: The form also offers troubleshooting tips for common issues.

Step 4: Notifying the Property Owner

Once a request is submitted, we notify the property owner via email on the same day with all details provided by the tenant.

This ensures full transparency and allows owners to make informed decisions regarding repairs.

Step 5: Assigning the Correct Trade Professional

Our maintenance staff review the request and forward it to the appropriate trade.

Because all necessary details (including images and descriptions) are provided upfront, trades can assess the issue before attending the property, ensuring a faster and more efficient repair process.

This structured approach allows us to effectively action the property owner’s Section 185 obligations while ensuring a smooth and transparent maintenance process for both owners and tenants.

How do you determine the right rental price for my property?

This process is known as a Rental Market Appraisal, where we assess the current market conditions to set an optimal rental price that balances maximum returns with tenant demand.

1.Local Market Expertise

We know our properties and have extensive experience in the areas we manage.
Our team continuously monitors rental trends, market shifts, and seasonal demand to provide accurate pricing recommendations.

2. Comparative Market Analysis

We compare your property with similar properties that have recently rented or are currently listed.

Key factors we consider:
✔️ Property size & layout
✔️ Condition & age of the property
✔️ Location & proximity to amenities
✔️ Recent rental prices for comparable homes

3. Tenant Demand & Market Trends

We analyze renter demand by tracking:
✔️ The number of inquiries and inspections for similar properties.
✔️ How many applications are received for comparable rentals.
✔️ The time it takes for properties to secure a tenant.

4. Strategic Pricing Approach

We typically set the rent slightly above market value to test demand.

This allows room to adjust if interest is lower than expected, ensuring a balance between securing a quality tenant quickly and achieving the best rental return.

By leveraging market data, tenant demand insights, and strategic pricing, we ensure that your property is competitively positioned to attract tenants while maximizing rental income.

When and how do I receive my rental income?

We ensure timely and efficient disbursement of rental income to property owners through a structured payment process.

Payment Schedule
Rental income is processed twice a month:
✔️ Mid-Month Disbursement – Paid on the first business day after the 15th.
✔️ End-of-Month Disbursement – Paid on the first business day after the last day of the month.
Payment Method
All rental income is electronically transferred to the property owner’s nominated bank account. A detailed rental statement is sent via email with a breakdown of income and expenses.
Landlord Portal Access
Property owners have 24/7 access to their Landlord Portal, where they can:
✔️ View current and past rental statements.
✔️ Track income and expenses.
✔️ Access important financial records.
End-of-Financial-Year Statements (Fee applies)
A Financial Year Statement is provided on the first business day after June 30. This statement consolidates all rental income and expenses for tax purposes.
In Australia, the financial year ends on June 30—for official dates, refer to the Australian Taxation Office (ATO).

By following this structured process, we ensure timely payments, full transparency, and easy access to financial records for all property owners.

How do you ensure my property complies with Queensland rental laws?

We maintain full compliance with Queensland rental legislation by conducting regular audits, educating tenants on their obligations, and ensuring all aspects of property management adhere to legal requirements.

1.Regular Compliance Audits
We proactively audit key compliance areas, including but not limited to:
✔️ Insurance Expiry – Ensuring the property has up-to-date landlord insurance.
✔️ Annual Termite Inspections – Monitoring for pest and structural issues.
✔️ Smoke Alarm Compliance – Ensuring all alarms meet legal safety standards.
✔️ Water Usage to Tenants – Verifying water efficiency certification before charging tenants for water consumption.

2.Educating Tenants on Their Rights & Responsibilities
All tenant communications include clear references to their legal obligations under the Residential Tenancies and Rooming Accommodation Act 2008 (RTRA Act) to ensure they understand their responsibilities.

For example, when a tenant requests maintenance, we explicitly state:
Key RTRA Act Sections We Reinforce to Tenants (on our Maintenance Repair Request Form)

s185 – Lessor’s Responsibility for Repairs & Habitability
The property must be in good repair and fit to live in.
s188 – Tenant’s Obligation to Care for the Property
Tenants must look after the property and must not damage or allow others to cause damage.
s217 – Reporting Maintenance & Damages
Tenants must notify the agent in writing (via our prescribed form) about all damages, whether routine, accidental, or intentional.
s207 to s209 – Structural Changes
Tenants must not make structural modifications to the property without prior written consent from the lessor.
s218 – Emergency Repairs Process
Tenants can arrange emergency repairs if:
✔️ They cannot contact the lessor/agent after reasonable attempts.
✔️ The repairs have not been carried out in a reasonable timeframe.
✔️ They have the right to apply to the Tribunal for an order regarding urgent repairs.
s219 – Emergency Repair Cost Limits
✔️ Tenants cannot spend more than two weeks’ rent on emergency repairs.
✔️ Any repair invoices must list the property address and be from a qualified and insured trade professional.
✔️ The Agent/Lessor must be notified in writing about any emergency repair claims.

3.Ensuring Landlord Compliance & Legal Protection
We monitor legislative changes and update property owners on any new legal requirements.

Our procedures align with the Property Occupations Act 2014 and landlord insurance policy compliance to protect owners from potential disputes.

By ensuring both lessors and tenants comply with rental laws, we minimize risks and provide a legally sound investment experience.

Through proactive compliance audits, clear tenant education, and strict adherence to Queensland tenancy laws, we safeguard your property and ensure full legal compliance at all times.

How often will I receive updates about my property?

At REHQ, we prioritise regular and proactive communication with property owners. You will receive frequent updates to keep you informed about all key actions related to your investment.

1.General Property Updates
We provide routine updates on completed actions, ensuring transparency in property management.

These updates may include:
✔️ Rental payments processed
✔️ Routine inspections completed (with reports & photos)
✔️ Maintenance requests received & actioned

2.Decision-Based Updates
When your input or approval is required, we will promptly contact you to discuss your options.

This includes:
✔️ Lease renewals – Reviewing terms & tenant suitability.
✔️ Tenant applications – Approving a new tenant.
✔️ Maintenance decisions – Owner approval for significant repairs.
✔️ Rent reviews – Recommendations based on market conditions.

3.Urgent & Compliance-Related Updates
You will be immediately notified of urgent matters, such as:
✔️ Tenant arrears or lease breaches
✔️ Emergency maintenance issues
✔️ Legislative compliance updates (e.g., smoke alarm, water efficiency, insurance renewals)

4.Monthly & End-of-Year Summaries
Mid-month & end-of-month statements with rental income and expenses.
Annual Financial Statement issued after June 30 for tax purposes. (Fees apply)

5.24/7 Owner Portal Access
• You have real-time access to your property’s financial and maintenance history through our Landlord Portal.

At Real Estate HQ our goal is to keep you fully informed and empowered in your property investment, ensuring you receive the right updates at the right time—without unnecessary delays.

Switching to Real Estate HQ is Easy!

Free Handover

We’ll handle the entire switch from your current agency — at no cost to you!

Simply sign a new management agreement with our company, and Lu will personally manage the termination and full transition process from start to finish—ensuring all steps comply with legislation and that every required document is completed accurately and handed over.

Sign On Bonus

Unlock Even More Value with Our Limited Time Sign On Offer!

Sign up for our Specialist Property Management services today and receive a powerful combination of marketing tools absolutely FREE!

Including professional photos, detailed floorplan, walkthrough video, landlords handbook and checklists.

Maximise your property’s visibility, attract higher quality tenants, minimise vacancy and ensure your property is ‘rent ready’ and compliant right from day one!

Still not convinced?

Book a discovery call with me.

In this 30 minute no pressure no obligation discovery call we can discuss:

Your biggest current pain points – what challenges are you currently facing?
Your property and some ideas to improve its immediate financial performance
Your expectations – are they realistic?
Your goals for your property
Whether we can help you moving forward

BOOK your discovery call.