Property Management
Property management with a different perspective.
Your property is more than an address. It’s an investment in your future.
At PLANTED., our approach is built around protecting your asset, supporting your tenants and making ownership more straightforward.
What we do
Everything a tenancy needs, looked after properly.
Management is a long list of small obligations done on time. These are the parts of it PLANTED. takes on, and what each one actually involves.
Rental market appraisal
Before anything else we look at the property in its own context: condition, presentation, layout, position and what comparable homes nearby are being advertised and leased for. You get a considered rental range and the reasoning behind it, not a figure pulled off a portal.
Property marketing and leasing
Proper photography, an honest description and a listing placed where people actually look for a rental. Enquiries are answered quickly, inspections are run in person, and you hear how the interest is tracking rather than waiting for an outcome.
Tenant applications and screening
Every application is checked properly — identity, income and employment, rental history, references and the tenancy databases. We set out what we found alongside a recommendation, because who lives in your property is your decision to make.
Lease preparation and administration
The lease is prepared on the correct South Australian form, the bond is lodged and the entry condition report is completed and signed before anyone moves in. Getting the paperwork right at the start is what makes everything after it straightforward.
Rent collection and arrears processes
Rent is reconciled against the ledger continuously rather than checked when something looks wrong. A missed payment is followed up on the day it happens and handled through the process South Australian tenancy law sets out, and you hear about it from us early.
Routine inspections
Inspections are carried out in person, with photographs and a written report you can actually read. We are looking for more than damage: early wear, work that is cheaper now than later, and whether the home is genuinely being cared for.
Maintenance coordination
Requests are triaged on arrival and sorted by urgency, with safety, security and essential services dealt with immediately. Work is placed with local trades who understand what coastal conditions do to a building, and followed through to completion rather than left for you to chase.
Owner communication and reporting
Statements arrive on a predictable cycle and are set out so the numbers are easy to follow. Between them you hear from us when there is something worth telling you, and when you call you reach the person who already knows your property.
Lease renewals
The renewal conversation starts well before a lease ends, with a current read on the market and a recommendation on rent and term. Any rent adjustment is made within the notice periods and frequency limits South Australian law requires, and the decision to renew, adjust or re-let stays yours.
Vacate and bond processes
The outgoing inspection is completed against the original condition report, so fair wear is a matter of record rather than opinion. Anything outstanding is worked through, the bond claim or release is handled through the proper channel, and the property is readied for what comes next.
Residential property management in South Australia is a registered activity. PLANTED. will confirm its registration details before entering into any management agreement, and those details will be published here once they are held.
The difference
What makes PLANTED. different?
Not a longer list of services. A different set of priorities about how those services are carried out.
Relationships
Owners, tenants and trades are people we intend to still be dealing with in ten years. That shapes how every conversation is handled, including the difficult ones.
Communication
You hear from us while things are happening rather than afterwards, from a person who knows the property without looking it up.
Care
A building rewards attention and punishes neglect. We inspect to find the small things early, because that is where the money and the goodwill are saved.
Clarity
Fees in writing before anything is signed, statements that show the full picture, and no line item you have to ring us to understand.
Modern systems
Digital records, documented processes and information you can get to when you want it, so nothing depends on one person remembering.
Long-term thinking
Decisions are weighed against the next decade of ownership, not the next statement. Sometimes the right advice is to spend rather than save.
Common questions
The things owners ask first.
If yours is not here, ask it directly. We would rather answer a question than have you guess at the answer.
How much does property management cost?
Fees depend on the property and on the scope of the service: a unit on a settled long-term lease and a coastal house that needs regular attention are not the same job, and pretending otherwise helps nobody.
We would rather talk it through and give you a figure that reflects your property, with what is and is not included set out in writing before you sign anything.
How do I change property managers?
Start with your current management agreement: it sets out how the appointment ends and how much notice is required. Everything after that is largely administrative — notice is given, and the file, keys, condition reports, bond details and tenant records are transferred across.
The tenancy itself continues on its existing terms; what changes is who the tenant deals with. We will walk you through the steps and handle the paperwork.
How is my rental price determined?
By looking at the property itself and at what comparable homes in the same area are currently being advertised and leased for. Condition, presentation, bedrooms, parking, heating and cooling, outdoor space and the time of year all move the figure.
You get a range with the reasoning attached rather than a single number, so you can weigh a higher rent against a longer vacancy and decide which you would rather have.
How often will my property be inspected?
An entry condition report is completed and signed before the tenancy begins. Routine inspections then run at a frequency set in your management agreement and within what South Australian tenancy law allows, including the notice a tenant is entitled to and the limits on how often they can be asked to accommodate one.
We will recommend a rhythm that suits the property. Older housing stock and homes close to the water generally justify a closer eye than a newer home a few streets back.
How do you handle maintenance?
Requests are assessed as they arrive and sorted by urgency. Anything affecting safety, security or an essential service is acted on straight away, as the law requires.
Everything else is quoted where the cost warrants it and approved by you. You set a spending limit in the management agreement so routine work can simply be done rather than waiting on an email, and anything above it comes to you with the quote attached.
Can you manage my property if I live interstate?
Yes. Distance is the main reason detailed reporting exists — the point of photographs and written inspections is that you can see the condition of your property without standing in it.
Statements, inspection reports and maintenance updates reach you wherever you are, and the inspections, the site visits and the trades are all handled here on the Copper Coast.
How do I get started?
Request a rental appraisal or send an enquiry, and we will arrange a time to see the property. You will come away with a written appraisal, a clear explanation of what management with PLANTED. involves and what it costs, and no obligation to go further.
If it suits you, we prepare the management agreement and take it from there.
Start with an appraisal.
It costs nothing, commits you to nothing, and you come away knowing what your property is worth as a rental and what looking after it properly would involve.