Should I self-manage my rental property?

Ah, the age-old landlord dilemma: do you take the reins and manage your rental property yourself, or hand over the keys (and a slice of your rental income) to a property manager?

On the surface, self-managing sounds like a savvy, money-saving move — no commissions, no middlemen, no drama… right?

Well, not quite.

Before you start sharpening your DIY landlord skills, it’s worth taking a closer look at what self-management really involves — the good, the bad, and the legally required. Let’s break it down so you can make the right call for your property (and your sanity).

The appeal of going DIY

Save money on property management fees

Cutting out the middleman means you’re not handing over 7–10% of your rental income each month. For many landlords, that’s a strong incentive, especially if things are running smoothly and the tenants are reliable.

You have full control over your property

When you’re self-managing, every decision is yours. From selecting tenants to handling maintenance, you’re across the day-to-day and not relying on a third party to get things done.

Direct communication with your tenants

Being hands-on can lead to stronger tenant relationships. When tenants know they’re dealing directly with the owner, communication is often quicker, clearer, and more respectful (which can mean fewer issues and longer tenancies).

What you’re really signing up for

You’re on call… all the time

Leaking taps, broken ovens, late-night lockouts… when you self-manage, you’re the go-to. That means fielding phone calls at all hours, organising trades, and dealing with issues fast. If you don’t, delays can turn into bigger (and more expensive) problems.

You need to know the legal stuff

From bond lodgements and notice periods to safety requirements and tenancy agreements, there’s a fair bit of legal responsibility involved. If something’s not handled properly, it can land you in hot water. Staying across the Residential Tenancies Act (and any updates) is a must.

Inspections, paperwork, and rent chasing

Routine inspections, lease paperwork, rent tracking, maintenance records, and following up late payments — it’s all on you. Manageable, yes, but time-consuming if you’re juggling work, family, or other properties.

Insurance might cost more

Landlord insurance for self-managed properties can be more expensive. Some providers charge a premium without a managing agent in place, so it’s important to shop around and check what’s covered.

Questions to ask yourself before you self-manage

If you’re thinking about taking the DIY landlord route, we recommend asking yourself the following questions to get a rough idea of whether that’s a good fit for you and your current circumstances.

• Do I live close to the property?

Being nearby makes it much easier to attend inspections, organise trades, or deal with emergencies. If you’re hours away, it can quickly become impractical.

• Do I have time to manage the day-to-day?

Even one property can be time-consuming. Repairs, rent collection, paperwork and tenant issues don’t always happen at convenient times.

• Am I confident dealing with tenants directly?

You’ll need to communicate clearly, handle complaints, enforce lease terms, and sometimes have tough conversations. If that makes you uncomfortable, self-management might be a stretch.

• Do I understand tenancy laws and compliance requirements?

If you don’t already know your obligations as a landlord, you’ll need to be willing to learn. A lack of knowledge can lead to legal issues or financial penalties.

• Would I prefer to stand hands-off?

Some landlords enjoy the involvement. Others prefer to treat their property more like a set-and-forget investment.

Technology can help (if you’re going down the DIY route)

Self-managing doesn’t have to mean spreadsheets and sticky notes. There are plenty of digital tools out there that can help you stay on top of things like tenant communication, rent collection, inspections, and cash flow tracking.

These apps and platforms won’t magically make the work disappear, but they can definitely reduce the admin and automate a few of the more repetitive tasks. Smart landlords use them to keep things organised, stay compliant, and avoid the classic “Oh no, I forgot to send the rent reminder” moment.

When a property manager might be the better option

Self-managing can work well for some landlords, but for others, it ends up being more stress than it’s worth.

You’re time-poor

If you’ve got a full-time job, a family, or multiple properties, adding rental management to your plate might tip things into chaos. Property managers can take care of the day-to-day, so you don’t have to.

You live far from the property

Handling emergencies, inspections, and routine maintenance and repairs becomes a lot harder when you’re not local. A manager with boots on the ground will save you time and travel.

You’re new to the game

If you’re a first-time landlord, the legal and logistical side of things can feel like a minefield. A property manager can help you stay compliant and avoid costly mistakes.

You just don’t want to deal with it

No shame here. Not everyone wants to chase up on rental payments, organise tradies, or mediate disputes. If you’d rather have someone else handle it all, that’s exactly what a property manager is for.

So… should you self-manage?

Honestly? It depends on your situation.

We’ve laid out the main pros and cons above to help steer you toward a decision — or at the very least, give you a clearer picture of what you’re signing up for either way.

But if you’d rather not deal with collecting rent, maintenance calls, inspection schedules, or figuring out where your legal responsibilities start and end… that’s where we come in.

At Semple Property Group, we offer professional property management in Perth that keeps your investment running smoothly and your stress levels low.

Get in touch and let’s see what makes sense for you. Whether you’re totally over it or just curious about handing off a few tasks, we’re here to help you find the right balance.