Send us a text In this episode of The Property Management Playbook, we dive deep into section 91ZM of the Residential Tenancies Act — the provision behind what many call the "five strikes" rule for rental arrears. But is it really five strikes and you're out? We break down the legal mechanics, clarify common misunderstandings, and explore the strategic considerations every property manager needs to know when dealing with ongoing arrears.

Send us a text In this episode of The Property Management Playbook, hosts Andrew Nguyen and Robert Gallo delve into Section 91ZZH of the Residential Tenancies Act 1997 (VIC), which imposes a six-month restriction on re-letting properties after certain notices to vacate have been issued. We explore the circumstances under which this section applies, such as when a rental provider issues a notice to vacate for reasons like demolition, change of use, or occupation by the provider or their family...

Send us a text This week on The Property Management Playbook, we’re tackling a topic that continues to trip up even experienced PMs — issuing Notices to Vacate for repairs. We break down the critical distinction between repairs and renovations, and why it matters when giving notice under the Residential Tenancies Act. We’ll also walk you through the documentary evidence you need to support your notice, how to avoid common pitfalls, and what VCAT is actually looking for when assessing these ma...

Send us a text In our next episode, we’re joined by the brilliant Julie Davis, co-founder of Agent Dynamics, to explore how profiling can transform the way you build and lead high-performing property management teams. Julie shares insights on how understanding individual work styles, communication preferences, and natural strengths can reduce burnout, boost retention, and create a more cohesive, productive team culture. Whether you're a Director, Team Leader, or Property Manager, this episode...

Send us a text Tickets are not available on our website for our Reasonable & Proportionate Workshop, which is designed to give property managers the clarity, confidence, and practical skills needed to navigate VCAT successfully. Backed by real legal expertise and property management experience, this event will transform how you approach the test. If you’re tired of uncertainty at VCAT and want to master the law in a way that actually works in practice, this is the workshop for you. ...

Send us a text In this episode of The Property Management Playbook, Andrew Nguyen and Robert Gallo dive into a critical yet often misunderstood topic—when to apply to the Magistrates' Court and how federal subject matter can impact property disputes. Many property managers assume VCAT is the default jurisdiction for tenancy matters, but there are key situations where the Magistrates' Court is the correct or even necessary forum. Andrew and Robert break down what federal subject matter means i...

Send us a text In this episode of The Property Management Playbook, we dive into what happens when property managers fail in their duty of care—and the serious consequences that can follow. We explore key legal obligations, what a breach of duty looks like, and real-life cases, including Barbaro v K P Hicks Real Estate PL [2022] VCAT 1062. Join us as we break down the lessons from these cases and discuss the essential steps every property manager must take to stay compliant, minimise risk, an...

Send us a text This week, we’re thrilled to welcome a very special guest: Sarah Cincotta, Founder of Rise with Sarah Cincotta and a renowned trainer of property management business development managers. Join us as we deep dive into an engaging conversation about the critical importance of understanding property management legislation. Sarah shares her expert insights on why mastering the legal side of property management is a game-changer for BDMs and PMs and how it can elevate their performa...

Send us a text In this episode of The Property Management Playbook, we explore the complexities of Section 91ZQ of the Residential Tenancies Act, which addresses the use of rental premises for illegal purposes. Andrew and Robert delve into the legal implications, the steps property managers should take when faced with these situations, and how to handle these notices to vacate effectively. With practical insights and real-world scenarios, this episode provides the knowledge you need to naviga...

Send us a text In this episode, we dive into the latest rental reforms in Victoria and explore the transformative impact these changes are having on the property management landscape. From understanding new renter and residential rental provider rights to unpacking the role of Rental Dispute Resolution Victoria, this episode equips property managers with the insights needed to stay compliant and proactive. Join Andrew Nguyen and Robert Gallo as they share practical tips for navigating complex...

Send us a text In this jam-packed episode of The Property Management Playbook, we tackle two pivotal legal issues shaping the property management landscape. Part 1: Jafarpourasr v Tancevski We delve into Daly AsJ's landmark judgment that extended the principles in Smith to all notices to vacate requiring reasons under the Residential Tenancies Act. The core question? How detailed must a notice to vacate be for a landlord to sufficiently inform a renter of the reasons for repossession? Part 2:...

Send us a text In this episode of The Property Management Playbook, we’re unpacking Section 344 of the Residential Tenancies Act—a lesser-known yet powerful tool for managing unapproved occupants in Victorian rental properties. Join us as we break down the essentials of Section 344, explain when and how it applies, and discuss practical scenarios to help you navigate challenging situations with confidence. Whether you’re dealing with unauthorised persons or just want to strengthen your knowle...

Send us a text In this episode of The Property Management Playbook, Andrew Nguyen and Robert Gallo dive into the crucial topic of requesting written reasons at VCAT. Understanding why and how to request written reasons can be a game-changer for property managers, especially when it comes to appeals, future dispute resolutions, and clarifying VCAT’s decision-making process. Andrew and Robert break down the process, share practical tips for property managers on when it's most beneficial, and di...

Send us a text In the second episode of *The Property Management Playbook*, Andrew Nguyen and Robert Gallo dive into a landmark case that has shaped the landscape of tenancy law in Victoria—*Smith v Director of Housing*. This episode explores the facts and legal arguments surrounding the case, focusing on the implications for property managers and residential rental providers. Andrew and Robert break down the key takeaways, the court's rationale, and how this decision impacts day-to-day prope...

Send us a text In this inaugural episode of The Property Management Playbook, Andrew Nguyen and Robert Gallo discuss the journey behind the creation of Castellan Consulting and how it’s transforming property management consulting in Australia. They also dive into what makes a truly effective advocate at VCAT. This episode is a must-listen for property managers and real estate professionals looking to sharpen their advocacy skills and excel in VCAT proceedings.