For property managers

Win the interstate-investor landlord before McGrath signs them.

In-House is your AI marketing team. It actually wins the landlord-pitch shortlist against the franchises: ships per-suburb rent-roll-growth landing pages with REIA + REINSW + REIV credentials and your PropertyMe / Console software stack surfaced above the fold, runs the interstate-investor LinkedIn and email outreach loop to first-home-owners and Rentvest + Ironfish buyers, and drafts new-management pitches in your voice with vacancy-rate + arrears-rate + service-NPS evidence sharper than Ray White's branch template.

No charge for 7 days Cancel in two taps Live in 9 minutes

Three options. Only one actually works for your business.

Agency

$2,500 to $4,000 / mo

Slow. Expensive. Removed from your business.

You get a quarterly Google Ads PDF, twelve generic 'choose us as your property manager' posts, and an account manager who has never sat through a VCAT bond-claim hearing. Meanwhile Ray White, McGrath, LJ Hooker, Rentvest and Ironfish own every interstate-investor and first-home-owner pipeline through their sales arm.

DIY tools

$80 to $180 / mo + your evenings

Cheap, but it just hands you a dashboard.

Squarespace, Google Ads, a Facebook page, PropertyMe doing the routine inspections, REI Master doing the trust accounting. Cheap, but you draft the landlord pitch on Sunday morning between routine-inspection reports, and the per-suburb rent-roll-growth pages stay on your to-do list, like the bond-claim Tribunal-process explainer you keep meaning to publish.

ACTUALLY DOES IT

In-House

$299 / mo flat

Cheap, and it actually does the work.

The AI marketing team writes the captions, ships a landing page for every suburb in your rent-roll growth target, runs the interstate-investor and first-home-owner-landlord outreach, drafts new-management pitches in your voice with the vacancy-rate and arrears-rate evidence, and keeps your REIA + REINSW credentials and PropertyMe / Console / Inspection Manager stack live on every page. You forward the landlord lead, approve the pitch, get back to the maintenance-request queue.

Ray White and McGrath win the new landlord because their sales arm got there first

The reality

Property management is a rent-roll business with a sales-arm-pipeline problem. The new landlord (a first-home-owner who just bought their next place, a Rentvest or Ironfish interstate-investor buying a tax-effective rental, a downsizer letting the family home) is almost always already inside another agency's funnel by the time they need a property manager. Ray White, McGrath, LJ Hooker, Stockdale & Leggo and the franchises win the landlord because the same office's sales agent sold them the property, the property manager appointment is the next conversation, and the 7-8% management fee + 1.5-2.2 weeks letting fee + lease-renewal fee + admin / disbursement fee revenue line is bundled into the sale-side relationship. You're an independent rent-roll manager with a sharper vacancy-rate, a faster arrears-recovery process, a better Routine Inspection cycle and a more responsive maintenance-request workflow, but the landlord never gets the call because they were never in your funnel. Meanwhile your tenant churn (vacancy rate, arrears rate, tenant turnover, service-NPS) chews at the rent-roll from underneath; every property you lose because a landlord switched to a competitor is a 7-8% management fee gone and a costly re-acquisition cycle to replace it.

What good looks like

Good property-management marketing is three things, in this order: a per-suburb landing-page library where each suburb in your rent-roll-growth target is its own page with the local rent benchmark (median 2-bed unit, median 3-bed house), the local vacancy-rate trajectory, the typical Routine Inspection cadence (3-monthly or 6-monthly depending on state), a tenant-pool profile by suburb, and a downloadable new-landlord-pack PDF; an interstate-investor and first-home-owner-landlord LinkedIn and email outreach loop that targets Rentvest and Ironfish buyer-cohort lists, capital-city first-home-buyer post-purchase windows, and downsizer letting-the-family-home moments, with a sample appraisal report attached; and a Google Business Profile rebuilt around Property Management Company with the REIA + REINSW / REIV / REIQ credentials, the PropertyMe / Console / REI Master / Rest Professional / Inspection Manager software stack and the right service area set.

The franchises win the landlord because their sales agent got there first

Ray White, McGrath and LJ Hooker bundle the property-manager appointment into the sale-side conversation. The landlord never compares because they never had to. You're invisible until the landlord switches, which is rare.

Interstate investors and first-home-owners pick on signal, not relationship

Rentvest, Ironfish and first-home-owner landlords have no local property-manager relationship. They Google, they shortlist on signal (vacancy rate, arrears rate, software stack, response time), and they pick. The independent who shows the signals wins the management.

Churn eats the rent-roll from underneath

Vacancy rate, arrears rate, tenant turnover and service-NPS are the four KPIs that decide whether a landlord stays or switches. A rent-roll that loses 10% a year on churn needs 10% new management wins just to stand still.

Real work. Not a slide deck.

In-House publishes to your real accounts and your live site. Here is what a property management business sees in the first weeks, in the actual format it lands in.

Web Agent

Live · yourbusiness.com.au/property-management/erskineville

yourbusiness.com.au/property-management/erskineville

New suburb page: 'Property management in Erskineville: 2-bed terraces $740-$820/week, 2-bed units $620-$700/week' H1, the rolling 12-month vacancy rate for Erskineville (1.4%), the typical tenant profile (renters 28-38, professionals, 9-month average tenancy), the Routine Inspection cadence (3-monthly under NSW RTA), six landlord testimonials, a downloadable new-landlord-pack PDF, REIA + REINSW credentials above the fold, the PropertyMe + Inspection Manager stack badge, and schema for Property Management Company. Indexed in 48 hours, ranking page 1 for 'property manager erskineville' inside a month.

One per suburb in your rent-roll-growth target

Account Lead

Drafted · new-landlord pitch · Sydney first-home-buyer Rentvesting Brisbane

Pitch: Sydney FHB Rentvesting a 2-bed Brisbane unit

Pitch drafted to a Sydney-based first-home-buyer who just bought a 2-bed Brisbane unit through a Rentvest acquisition: REIQ membership cited, RTA Bond Lodgement + Entry Condition Report process summarised, Brisbane rent benchmark for the suburb pulled ($560/wk median for 2-bed, your last 6 lettings averaging $585/wk), vacancy rate (1.1%), days-to-let average (14), 7.5% management fee + 1.8 weeks letting fee + 1 week lease-renewal fee proposed, PropertyMe + REI Master software stack explained, sample monthly statement attached, three Rentvest-investor landlord testimonials inserted. Ready for your edit + sign-off.

Drafted in your voice for the interstate-investor cohort

SEO Agent

Auto-applied · approval rules

Google Business Profile rebuilt around Property Management Company

 Primary category corrected from 'Real Estate Agency' to 'Property Management Company' (Google's specific subset). Secondary categories added (Real Estate Consultant, Property Rental). Services list expanded from 5 to 22 (residential property management, individual-property commercial management, leasing + tenant-find, Routine Inspection 3-monthly, Routine Inspection 6-monthly, Entry Condition Report, Exit Condition Report, bond lodgement + RTBA, bond claim + Tribunal application VCAT / NCAT / QCAT, arrears recovery, lease renewal, maintenance coordination, rent review, +9 more). REIA + REINSW + REIV + REIQ membership attributes added. Service area set to your three priority regions. 

Live in your profile within the hour

Your direct line

Forward Sam a new-landlord lead. The pitch and appraisal land by morning.

Sam is your AI Account Lead. Email Sam a new-landlord lead, a Routine Inspection photo from this week, a VCAT or NCAT or QCAT hearing decision, a new suburb you want to grow into, a fee-tier change across the suburb pages. Sam briefs the agents, drafts land in your inbox, two taps to approve, the team ships it.

A new-landlord lead (interstate investor, first-home-owner-letting, downsizer, mid-tier portfolio) A Routine Inspection or lettings-win photo A VCAT, NCAT or QCAT hearing decision worth talking about A new suburb you want to grow into A fee-tier change across the suburb pages

Mail

From you@yourbusiness.com.au · To sam.walker@use-ih.com

Sydney first-home-buyer rentvesting a Brisbane 2-bed, wants a quote

Hey Sam, Sydney first-home-buyer who just bought a 2-bed unit in West End Brisbane via a Rentvest acquisition got in touch. Wants a property-manager pitch by Friday. They've already had a Ray White Brisbane pitch but want an independent comparison. We're not in West End yet, but we cover South Brisbane and Fortitude Valley and the same tenant demographic. Worth pitching with our West End rent comparables and a 7.5% management fee?

Sam Walker · Account Lead

sam.walker@use-ih.com

Replied

On it. Account Lead will draft the pitch tonight: REIQ membership cited, RTA Bond Lodgement + Entry Condition Report process summarised, West End rent benchmark pulled ($580/wk median for 2-bed, your South Brisbane lettings averaging $595/wk in the same demographic), vacancy rate trajectory (1.3% in West End), 7.5% management fee + 1.8 weeks letting fee + 1 week lease-renewal fee proposed, PropertyMe + REI Master + Inspection Manager stack explained, sample monthly statement attached, three Rentvest-investor landlord testimonials inserted. Web Agent will ship a West End suburb page tonight so the landlord cross-checking your credentials sees you cover the patch. Advertising Agent will queue a Meta retargeting ad to the Rentvest-buyer audience over the weekend. Social Media Agent will draft a Routine Inspection caption from your South Brisbane photo for Wednesday with the report-within-the-hour angle. Drafts in your inbox by 9am.

Preview the pitch + appraisal draft

$299 / mo

Flat. No tiers, no markup.

9 min

From sign-up to live marketing.

60+

Pieces of content a month.

Contracts. Cancel any time.

Six agents, working in your accounts.

Account Lead, Web, SEO, Advertising, Social Media, and Content. One platform, one bill, you approve the work.

Account Lead

Builds your annual plan around the rent-roll-growth target you actually want (interstate-investor cohort vs. first-home-owner letting cohort vs. downsizer cohort vs. mid-tier 20-200 portfolio acquisition vs. 200-500 mid portfolio) rather than chasing every property-management search. Targets the Rentvest + Ironfish buyer-cohort lists, capital-city first-home-buyer post-purchase windows, and downsizer letting-the-family-home moments. Drafts new-management pitches in your voice with the vacancy-rate, arrears-rate and service-NPS evidence. Briefs the other agents so the suburb pages, the LinkedIn outreach and the signal-layer positioning all reinforce the evidence-based independent positioning the landlord needs to see.

Answers: interstate investors and first-home-owners pick on signal, not relationship

Web Agent

Imports your existing site so you stop paying for hosting plus a CMS subscription, and makes spinning up a new suburb page (an Erskineville page, a Newtown page, a North Brisbane investor-favourite page) a five-minute job. Ships a suburb page to your live site with the local rent benchmark, vacancy-rate trajectory, Routine Inspection cadence, tenant-pool profile, REIA + REINSW credentials above the fold, the PropertyMe / Console / Inspection Manager stack badge, and a click-to-request-appraisal button bigger than the logo, in two taps.

Answers: the franchises win the landlord because their sales agent got there first

SEO Agent

Goes through your live site for the things that actually move B2C landlord rankings: per-suburb keyword optimisation, Property Management Company schema (not generic Real Estate Agency), the REIA + REINSW + CPM badges in markup, and a Google Business Profile rebuilt around Property Management Company. Auto-applies the low-risk fixes; flags anything bigger. Surfaces the suburb pages on the queries landlords actually type ('property manager [suburb]', 'rental management [suburb]', 'switch property manager [city]', 'best property manager for interstate investor [city]').

Answers: the franchises win the landlord because their sales agent got there first

Advertising Agent

Runs Google Ads on the queries that convert ('property manager [suburb]', 'switch property manager [city]', 'investment property manager [suburb]', 'best property manager for first-home-buyer rentvest') and Meta ads on the interstate-investor and first-home-owner-letting cohort. Targets the Rentvest and Ironfish buyer demographic on Meta. Drops broad 'real estate' bids that waste money on tenant-search queries. Layers LinkedIn for the higher-value 5+ property portfolio investor.

Answers: interstate investors and first-home-owners pick on signal, not relationship

Social Media Agent

Turns the Routine Inspection cycle and the rent-roll growth into proof: an Erskineville Routine Inspection photo with the Inspection Manager report screenshot, a North Brisbane Rentvest-investor letting win, a VCAT bond-claim hearing decision, a maintenance-request resolution time graph. Builds the signal-layer trust that separates an evidence-based independent from a franchise template. You upload one inspection or signing photo per week, the agent drafts the caption in your voice, you approve.

Answers: churn eats the rent-roll from underneath

Content Agent

Drafts the long-form pieces a landlord Googles before they switch property managers: 'how to switch property manager in NSW / VIC / QLD, the 30-day notice path', 'what does 7-8% management fee plus 1.8 weeks letting fee actually buy you in [city]', 'interstate-investor checklist: how to vet a property manager without flying in', 'how the new Residential Tenancies Act amendments affect your rental income in 2026'. Two drafts a month, in your voice, that pull landlords to your site months before their next lease cycle.

Live in your accounts, fast.

The heavy lifting comes off your plate the day you sign up. Here is what you see by the end of week one.

Per-suburb landing pages indexed for your 8 priority rent-roll-growth suburbs with local rent benchmark, vacancy-rate trajectory and tenant-pool profile on each.
REIA + REINSW / REIV / REIQ membership and PropertyMe / Console / Inspection Manager / REI Master stack surfaced above the fold on every page.
Live KPI dashboard published (rolling vacancy rate, arrears rate, days-to-let, average maintenance-request resolution time, 12-month service-NPS) so landlords don't have to ask.
Transparent fee table published by portfolio tier (7-8% management fee, 1.5-2.2 weeks letting fee, lease-renewal fee, admin / disbursement fee).
Google Business Profile rebuilt around Property Management Company with the right service list and Routine Inspection + bond lodgement + Tribunal application services listed.
Google Ads + Meta campaign live targeting Rentvest + Ironfish interstate-investor cohort and first-home-owner-letting cohort.
Switch-property-manager explainer published with the 30-day-notice path under the Residential Tenancies Act.
First six new-landlord pitches drafted in your voice for landlords inside your priority cohorts.

See pricing No charge for 7 days Cancel in two taps Live in 9 minutes

Your first 30 days.

Annual plan split across rent-roll-growth target (interstate-investor cohort vs first-home-owner-letting cohort vs downsizer cohort vs mid-tier portfolio acquisition) and tilted to the cohort that pays best
Per-suburb landing pages indexed for 8 priority suburbs with local rent benchmark, vacancy rate and tenant-pool profile on each
REIA + REINSW / REIV / REIQ membership and PropertyMe / Console / Inspection Manager / REI Master / Rest Professional stack live above the fold across all pages
Live KPI dashboard published (vacancy rate, arrears rate, days-to-let, maintenance-request resolution time, service-NPS)
Transparent fee table published by portfolio tier
Google Business Profile rebuilt around Property Management Company with the 22-strong service list
Google Ads + Meta campaign live against Rentvest + Ironfish interstate-investor and first-home-owner-letting cohorts
Switch-property-manager 30-day-notice explainer published and routed from competitor-switch keyword ads
Routine-inspection-and-lettings-win caption library running weekly with PropertyMe / Inspection Manager report screenshots and landlord-win stories

The bottom line

Property management is a rent-roll business with a sales-arm-pipeline problem. Ray White and McGrath win the landlord because their sales agent got there first. The independent who shows the signal layer (vacancy rate, arrears rate, software stack, response time) wins the interstate-investor, the first-home-owner-letting, the downsizer and the AGM-cycle switcher. The work is making sure that signal layer is published, visible, and in front of every landlord cohort you target, in every suburb you want to grow into.

Agencies are too expensive to actually run the per-suburb rent-roll-growth pages and the interstate-investor outreach for $3.5k a month. Tools are cheap but the new-landlord pitch gets drafted Sunday morning between Routine Inspection reports. In-House is the third option: for $299 a month the agents ship the suburb pages, draft the landlord pitches in your voice, run the interstate-investor outreach, post the Routine Inspection proof, and keep your Google Business profile reading like an evidence-based independent. You stay in the driver's seat, two taps to approve, minutes a day. Stop losing the new landlord to Ray White by default.

See everything In-House does

No charge for 7 days Cancel in two taps Live in 9 minutes

Frequently asked.

We're a 280-property independent competing against Ray White, McGrath and LJ Hooker franchises with hundreds of properties each. Will this scale our rent-roll growth?

Yes, the suburb landing pages and the cohort-specific outreach compound at independent scale. At 280 properties you'll target 8 priority growth suburbs with dedicated pages and run cohort outreach against Rentvest + first-home-owner-letting + downsizer pipelines. At 500 properties you'll cover 15 suburbs and add a 5+ property portfolio investor LinkedIn layer. At 1,000+ properties you're competing for mid-tier 20-200 portfolio acquisitions and the signal layer (live KPI dashboard, transparent fee table, software stack) becomes the differentiator against franchise templates. Account Lead also splits the plan by cohort once you tell us which growth lever you want most.

How do you actually win the landlord from Ray White when their sales arm sold the property?

You don't win the sale-side bundle; you win the switch and the cohorts the franchises don't bundle well. The interstate-investor cohort is the prime example: Rentvest and Ironfish buyers acquire property remotely, have no local franchise relationship, and pick on signal. The first-home-owner-letting cohort is the next: a buyer letting out their previous home isn't bundled into the sale-side conversation. The downsizer cohort is the third. And the AGM-cycle switch from another property manager (driven by a bad VCAT bond-claim experience, a vacancy stretch, a maintenance-request blow-up) is the fourth. Four cohorts, four outreach loops, none of which the franchise sales-arm bundle reaches first.

Does this handle the state-specific compliance properly? NSW, VIC, QLD all have different Residential Tenancies Acts.

Yes, jurisdiction is core. The Residential Tenancies Act (NSW) under NCAT, the Residential Tenancies Act 1997 (VIC) under VCAT, and the Residential Tenancies and Rooming Accommodation Act 2008 (QLD) under QCAT each get a dedicated compliance summary on the relevant suburb and pitch page. The Entry Condition Report, Exit Condition Report, bond lodgement (NSW Rental Bond Board, RTBA in VIC, RTA in QLD), Routine Inspection cadence and bond-claim Tribunal pathway differ by state. Account Lead serves the right pitch to the right landlord with the right Act citations, right software-stack defaults, and right Tribunal pathway.

What is the LinkedIn and Meta outreach actually saying to landlords? I don't want our brand spamming a Rentvest investor.

It's not a cold pitch, it's a cohort-relevant signal. The Rentvest interstate-investor message references the suburb they just bought in, the median rent for that suburb size and bedroom mix, the vacancy rate trajectory, and offers a sample monthly statement. The first-home-owner-letting message references the moment (their first-home purchase + 6-12 months) and offers a switch-from-current-manager checklist. The downsizer message references the family-home letting moment. Every message is drafted by Account Lead in your voice, you approve every send, you can pause any cohort. Volume is calibrated to relationship-grade, not spam-grade. Reply rates from the interstate-investor and first-home-owner cohorts run well above outbound benchmarks because nobody else is talking to them in this cohort-specific way.

How does the approve-the-week bit work? I'm running 280 properties, the maintenance queue is constant, and I have zero hours for marketing.

Two taps on your phone between maintenance approvals, usually with the kettle on. You see what the agents drafted (a suburb page update, four social posts, six new-landlord pitches awaiting your edit, a switch-explainer ready for review), tap approve, tweak or pause, done. The whole week's queue takes about fifteen minutes total. Anything urgent (a landlord pitch reply that wants an appraisal booked, a bad Google review needing a response, a VCAT hearing scheduling request) sends a notification.

Can I cancel if it isn't working?

Two taps, any time, no exit fees and no notice period. You keep your imported site, your suburb pages, the new-landlord pitch templates, the live KPI dashboard work and the Google Business Profile rebuild. There is no $3.5k-a-month agency lock-in and there is no six-month minimum.