Investors'
frequently asked questions.

Locara exists to manage rental properties well: consistently, carefully, and with someone properly across the detail. The work is organised around the ongoing decisions that shape a rental: rent, lease timing, tenant communication, inspection follow-up, maintenance and presentation. Owners receive practical recommendations when something needs attention and clear reporting on the matters that do not. If you are reviewing your current arrangement or planning ahead for a lease renewal, Locara can talk through where things stand and whether the approach is a fit.

We are often approached by investors dealing with slow or unclear communication, inspection reports that do not give a real view of the property, rent that has not been reviewed in some time, maintenance requests that stall between quote and completion, lease renewals left too late to plan around, or a general sense that no one is properly across the file. If any of that sounds familiar, get in touch and we can review your current arrangement with you and set out how Locara would approach it.

Locara is management-only by design. Property management is the entire business, not a department inside a sales-led office. In practice this shapes where attention goes: lease dates, rent reviews, inspection findings, maintenance decisions and tenant communication are the daily work rather than something fitted around a sales pipeline. Advice about your property is shaped by the tenancy in front of us, not by a future listing.

Locara's approach is that owners should not need to chase for basic information about their investment. Arrears, maintenance, inspection outcomes, lease renewals and tenant matters are recorded in writing on your file as they happen. Anything that requires your judgement is raised by phone or email with enough context for you to make a decision. If you ask a question, we come back to you, and if we cannot yet answer we tell you when we will.

Locara's inspection reports are written to give owners a usable view of the property. We use detailed written notes, 360 imagery and AI-supported inspection tools to capture more of the property and inform our review. Each report ends with a short action list: what needs attention now, what should be monitored, what can wait and what should be planned as preventative maintenance. Routine findings become clear actions rather than notes buried in a report.

When Locara takes over a property with open maintenance, the first step is to rebuild the picture. That means checking the maintenance history, reviewing inspection photos, speaking with your tenant, obtaining trade advice where needed, confirming urgency and deciding what should be quoted, repaired, monitored or scheduled for a future vacancy. Each open item then has a next step and a person responsible for it, and you receive a summary before any work is authorised.

Yes. If you would like an outside view before making a decision, we can review the information you have available, including the lease, current rent, last rent increase timing, recent inspection reports, investor statements, arrears position, maintenance history and open requests. The review is written up plainly and shows how your property is currently tracking and the first items Locara would address if you decided to move the property across.

Yes. Changing property managers does not mean changing tenants. If the tenant is suitable and the tenancy is working, the aim is to preserve that stability while improving the management around it. That may include clearer communication, better maintenance follow-up, stronger inspection records, lease renewal planning, rent review timing and a more complete handover file.

Switching is mostly a document and coordination process rather than something you need to run yourself. Locara can review the current management appointment, help confirm the notice period, prepare the transfer steps and coordinate the handover once you have authorised the change. We liaise with the outgoing agency, request the handover file, update the tenant and set up the new management file so your involvement stays to the decisions that genuinely need you.

Get in touch by phone, callback request or message, and we will walk you through what is needed. If your records are incomplete, that is common. Locara can identify what is missing and request the relevant documents from the outgoing agency as part of the handover.

Yes. Standard management appointments in Queensland typically require 30 days' written notice to terminate, though the exact period depends on the agreement you have signed. Locara can help check your appointment, prepare the written termination and coordinate timing so the transfer runs cleanly. Where a faster transfer would assist, we can also approach the outgoing agency about an earlier release by agreement.

Some delay can come from the outgoing agency's notice period, internal process or cooperation. Locara cannot control every part of that, but we can keep the process moving through written requests, follow-up, file review, tenant communication and practical setup from the records available. The priority is to avoid gaps in rent collection, maintenance response, tenant communication and tenancy records while the file is brought across.

A mid-lease transfer does not end or change the tenancy agreement. The tenant remains in place, the lease continues on its existing terms and only the managing agent changes. In a normal handover, the tenant experience is mostly administrative. They receive clear written notice about who now manages the property, how to contact Locara, how to report maintenance and how rent is to be paid. Some transfers are smoother than others because the outgoing agency controls part of the handover, and Locara's job is to make the process orderly for the investor and clear for the tenant.

The first week is focused on building a clear picture of your property. Locara reviews the lease, rent ledger, bond details, keys, entry and inspection records, smoke alarm and pool certificates if needed, tenant information, owner instructions, open maintenance items, arrears, and upcoming lease dates. After that, we identify immediate priorities. This can include scheduling inspections, reviewing rent, planning lease renewals, organising maintenance, and updating records. This way, important tasks are addressed promptly as we begin managing your property.

Many transfers involve incomplete records, limited inspection notes, unclear maintenance history or missing documents. Locara works through what the outgoing agency provides and flags gaps to you directly, then requests what is missing where it can still be obtained. Some records cannot be rebuilt after the fact, particularly incomplete entry reports, but they can be documented and managed more carefully from that point forward.

The market rent assessment considers comparable listings, recent leasing evidence, suburb and regional demand, enquiry levels, days on market, property type, layout, condition, presentation, inclusions, location, competing stock and the likely letting window.

For an existing tenancy, we also consider the current lease arrangement, when rent was last increased, tenant history, renewal position, turnover risk, likely vacancy, marketing costs, reletting costs and any work that may be needed between tenancies. The recommendation is the rent Locara considers achievable and sensible for that property at that point in the market, taking into account both weekly rent and your likely annual outcome.

Rent reviews are timed around lease renewals, new tenancies and the review points permitted under the RTRA Act, which in most cases requires at least 12 months between rent increases for the same property. The review is not just a number. Locara looks at the current agreement, timing restrictions, tenant reliability, competing stock, property condition, likely vacancy, reletting costs and your plan for the property.

Queensland rent increases need to be checked against the RTRA Act before any notice or renewal recommendation is issued. Current rules generally require at least 12 months between rent increases for the same premises, regardless of whether the tenant, investor, managing agent or ownership has changed. Different requirements apply to periodic tenancies, existing fixed-term tenancies and new fixed-term agreements. Locara checks the lease, rent history, proposed timing, current RTA forms and renewal strategy before recommending or issuing a rent increase, applying the same considerations set out above: tenant reliability, competing stock, property condition, likely vacancy and reletting costs.

Reference: RTA rent guidance.

Locara starts with the leasing strategy before writing the advertisement. That means setting the rent, available date, presentation standard, inspection approach, marketing spend and likely applicant profile before the campaign goes live.

The listing is prepared with property-specific copy and placed across the major rental channels and Locara's own enquiry pathways. During the campaign, we share regular updates on enquiry numbers, inspection feedback, application quality and competing stock, so adjustments can be made for the right reason rather than by guesswork.

Letting time depends on a variety of factors, including type of rental product, asking rent, presentation, access, competing stock and time of year. The objective is to balance tenant quality, achievable rent and vacancy time.

Locara uses Snug to manage rental applications. Snug collects applications, organises supporting information, verifies applicant details and generates a Snug score based on income, employment, rental history and identity verification.

Alongside Snug, we check permitted tenancy databases including TICA where appropriate, and consider rental history, tenancy references, suitability for the property, proposed occupants, pets where relevant, lease timing and the applicant's ability to meet the tenancy obligations.

Suitable applications are put to you with a recommendation and enough context on each applicant for you to make an informed decision.

Reference: RTA application process guidance.

The gap between tenancies is where decisions need to be made quickly and carefully. Locara reviews the exit condition, bond position, cleaning, maintenance, presentation, rent recommendation, marketing timing, smoke alarm arrangements, keys, access and any work needed before the next tenant moves in. The aim is to reduce avoidable vacancy without rushing past issues that will cause problems in the next tenancy. Some work must be done before letting, some can be scheduled after, and some belongs in a longer-term improvement plan.

You will receive regular financial reporting, inspection reports after routine inspections, lease renewal recommendations before key dates and maintenance updates where action or approval is needed. For arrears, a breach, a significant repair, a tenant issue or a decision that should not wait, Locara will contact you directly rather than saving it for the next routine update.

If you prefer a hands-off arrangement, we can also accommodate that. Locara will handle the ongoing management within your agreed authority and only get in touch for the decisions that genuinely need your input.

Routine inspections are scheduled within Queensland tenancy entry rules. For general tenancies, routine inspection entry requires the correct written notice and is generally limited to once every three months unless the tenant agrees otherwise. Locara uses inspections to check property condition, tenant care, cleanliness, visible maintenance, emerging risks and matters that may affect the asset or the tenancy.

Reference: RTA entry guidance.

A Locara inspection report includes photos throughout and 360 imagery of each room, alongside notes on condition and cleanliness, visible maintenance, tenant care, outdoor areas and items that should be fixed, monitored or planned for later. Where an inspection raises something important, we follow up by phone to talk through what is urgent, what is cosmetic, what may become preventative maintenance and what should be done next.

Yes. If an investor wants to attend a routine inspection, Locara can coordinate this within the required notice and inspection process. The tenant is welcome to be present, since the property is their home during the tenancy, and entry is handled respectfully, for a proper purpose and within the permitted time and notice requirements.

At the start of management, Locara records your maintenance instructions, spending authority, preferred trades, access details and known issues with the property. When a request comes in, we assess urgency, check whether more information is needed, communicate with the tenant and decide whether the matter can be handled under the existing authority or needs your approval. Records are kept so the investor can see what was reported, what action was taken, what it cost and whether further work is recommended.

You set the maintenance authority with Locara when the property is set up. Some investors want to approve most items; others prefer routine repairs to be handled within an agreed limit so matters can be actioned promptly. A higher authority does not mean you lose visibility. Locara will still contact you where the cost exceeds authority, the issue is unusual, the repair may affect the tenancy or a broader decision is needed.

Locara maintains a preferred vendor list of trades and service providers who are responsive, appropriately qualified for the work and familiar with rental property expectations. Investors can also nominate their own preferred service providers. Where that is suitable, Locara can use them, provided they are available, properly licensed or qualified where required, insured where required and willing to follow the access, quote, invoicing and communication process. Where quotes are needed, we can obtain them on your behalf or reach out through the trade network so the investor has a clearer basis for approving the work.

Emergency repairs are dealt with under Queensland tenancy law and can include urgent issues such as serious leaks, loss of essential services, dangerous electrical faults, serious storm or structural damage, unsafe or insecure premises and other serious safety or property risks. Locara gives tenants emergency repair contact details and manages urgent matters in accordance with the tenancy agreement and current requirements, keeping the investor informed and maintaining a clear record of the matter.

Reference: RTA emergency repairs guidance.

The entry condition report is the baseline record for the tenancy. It matters if there is a later dispute about damage, cleaning, missing items or bond at the end of the tenancy. When Locara takes over, we check the entry report, inspection history, photos, keys, inventory notes and maintenance records available. If previous records are weak, we identify what can still be clarified, photographed, repaired or improved for the balance of the tenancy and the next letting.

Rent is monitored on a daily basis. If a payment is missed, Locara follows up early, records the communication and uses the correct process if the arrears are not resolved. For general tenancies, a Notice to Remedy Breach can be issued once rent is more than 7 days behind. If the breach is not remedied, a Notice to Leave may follow with the required handover period. Locara manages the timing, forms, records and investor updates throughout.

Reference: RTA non-payment of rent guidance.

Most tenancy issues are resolved before a hearing. If a matter remains unresolved and proceeds to QCAT, the strength of the file matters: ledgers, notices, condition reports, inspection records, photos, invoices, quotes and communication history all need to be organised. Locara prepares routine tenancy matters using the records held on file. For complex, high-value or unusual matters, we can help the investor obtain solicitor or specialist support.

Abandonment and break-lease situations are handled differently. Abandonment requires a process for confirming the position, regaining possession and dealing with records and compensation where relevant. Break lease matters require the correct reletting process, prescribed cost framework, prompt marketing and careful records of rent loss, advertising, reletting steps and mitigation. Locara works through the process so the investor's position is properly documented.

Tenant requests for pets, fixtures or structural changes are handled through the required written process and timeframe. Locara reviews the request, checks the property and body corporate rules where relevant, discusses the matter with the investor and prepares a documented response. The focus is to keep the decision practical, timely and properly recorded.

References: RTA pets guidance and RTA fixtures guidance.

Queensland rental properties must meet current smoke alarm requirements. For domestic rental dwellings, current RTA guidance refers to interconnected photoelectric smoke alarms and testing within 30 days before the start of a tenancy or renewed tenancy. Where a property has a regulated pool, pool safety certification and barrier issues need to be dealt with before the tenancy starts or continues as required. Locara can coordinate the relevant service providers and records so investors are not trying to manage these items manually.

Reference: RTA smoke alarm guidance.

The administration fee is $2.75 plus GST per property, per statement. It covers the administrative processing associated with preparing and issuing the investor statement and maintaining the related property records.

A closure fee is a charge some agencies apply when a management appointment ends, generally for closing the management file and preparing records for transfer. Locara does not charge a closure fee.

No. Locara does not add commissions or mark-ups to third-party contractor invoices.

Standard maintenance coordination is included in our management service. Some services provided directly by Locara or a related entity may be separately charged, and we will let you know before proceeding where this applies. The same applies to work outside our standard maintenance service, such as insurance administration beyond the three hours included each year, or assistance with renovations, substantial upgrades and capital works.

See our Fees & Inclusions information for more detail.

The management fee covers core property management work such as rent collection and disbursement, arrears monitoring, tenant communication, routine inspection coordination, maintenance coordination, lease renewal management, investor reporting and day-to-day tenancy administration. Separate costs may include advertising, tradesperson invoices, smoke alarm servicing, pool safety matters, specialist reports, tribunal filing fees, solicitor costs or other third-party expenses. Locara will explain these before they are incurred wherever practical and in accordance with your management authority.

Rental income is disbursed to your nominated bank account on a monthly basis, with fortnightly disbursements available on request. Statements are emailed and are also accessible at any time through Locara's online PropertyMe portal. A different disbursement arrangement can be discussed when your property is set up.

Your management appointment is governed by the Form 6 you sign with Locara. We will explain the notice period and termination process before you appoint the agency. If you are switching from another manager, Locara can review your current Form 6, help confirm the termination notice period and coordinate the handover of documents, keys, tenancy records, rent information, maintenance history and tenant communication.

Locara strongly recommends that investors hold landlord insurance suitable for their property, tenancy and ownership structure. Cover, exclusions and claim conditions vary between insurers, so you should review the policy wording carefully and, where useful, seek advice before selecting a policy.

Locara provides end-of-year income and expenditure reporting so investors and their accountants can see rent received, expenses paid and disbursements for the financial year. Supporting invoices and statements can be accessed through the portal or provided where needed.

The Sunshine Coast is not one rental market. A coastal apartment behaves differently to a hinterland acreage. A family home near schools behaves differently to a townhouse or duplex. Premium properties often move at their own pace. Locara's rent assessment is built from property type, suburb, competing stock, enquiry levels, seasonality, tenant profile, lease timing, presentation and your plan for the property. Regional headline figures for Buderim, Maroochydore, Caloundra, Nambour, Palmwoods, Noosa or the hinterland are a starting point, not the answer.

Locara's practical service area is the Sunshine Coast and Noosa, where the team can physically attend inspections, meet trades, coordinate maintenance and respond locally. If a property sits near the edge of that area, Locara will confirm whether it can be managed to the right standard before accepting the appointment. It is better to be clear upfront than to take on a property that cannot be serviced properly.

Locara focuses on long-term residential tenancies and does not manage short-term or holiday accommodation such as Airbnb or Stayz. Rooming accommodation may be considered on request, with fees quoted on a case-by-case basis.

Distance should not mean poor visibility. Locara provides investor statements, inspection reports, maintenance updates, lease renewal recommendations, portal access and direct communication so interstate and overseas investors can make decisions remotely. Where useful, 360 imagery and follow-up calls give a clearer view of the property and the work being recommended. The aim is to keep the investor informed without expecting them to manage the tenancy from another city or country.

可以。Locara 可以为需要中文沟通的投资者安排普通话沟通支持，协助说明物业管理、租金评估、维修事项、租约续签和交接流程。

For Mandarin-speaking investors, Mandarin support is available across appraisal, ongoing management, maintenance, lease renewal and handover.

We would love to hear from you. Get in touch by phone, callback request or message, and we can talk through your current arrangements, review the information you have available and outline what switching to Locara would involve for your property.

Locara draws on several ideas connected to property and place. The strongest is the Latin locare, meaning to place or situate, and also to let or lease. That same root carries through into words associated with location and into the Portuguese locar, which is used in connection with renting and leasing.

There is also a Latin association in ara. Literally meaning an altar, ara also carried associations with refuge and protection. The Roman expression arae et foci, meaning altars and hearths, came to refer more broadly to home and the things people sought to protect.

We liked the way those ideas come together: place, leasing, home and protection. It is also distinctive and easy to say, which is enough as far as we are concerned.