Rent Roll Solutions

16/08/2026

I wrote this back in 2020 when Mark and I owned our real estate agency together.

At the time we were also working from home during COVID, so apparently being married and running a business together wasn't enough togetherness for us 😂

I came across the article again recently and had a read (wrote pre-AI!)

Some of it made me laugh, but surprisingly I still agree with almost all of it.

1. Don't talk business every waking hour.

2. Respect each other's work style.

3. Stay in your own lane.

4. Don't take every business disagreement personally.

5. And never let your staff feel like they're stuck in the middle of a husband-and-wife argument.

I've updated it slightly for 2026 but kept the original stories and lessons because they're still very true.

For anyone who wakes up next to their business partner, this one's for you.

What running a real estate business with my husband taught me, and what I still believe six years later.

03/08/2026

Every industry has its myths.
Property management is no exception.
So here's a challenge...
Below are 3 truths and a lie about property management businesses.
Think you know which one's the lie?
Read the full article and have a guess before you read to the end.
https://lnkd.in/gCmS4DNC

02/08/2026

Paying $6,000 to $10,000 per management, but baulking at $50 to properly verify it?

That is not saving money. It is taking a bigger risk.

Good due diligence is not file checking. It is investment protection.

18/07/2026

I was thrilled to work with Michael Kollosche and his team on an in-depth operational review of their property management division.

The focus was simple: identify the real issues, set clear priorities and create a practical roadmap for improvement.

Thank you, Michael, for the trust and this generous testimonial.

https://rentrollsolutions.com.au/

12/01/2026

Sellers say “retention” and mean relationships.
Buyers say “retention” and mean risk.

Neither is wrong — they’re just speaking different languages.

Sellers focus on history and loyalty.
Buyers focus on patterns, churn, staff stability and income certainty.

If you’re thinking of selling, learning to translate your story into buyer language before due diligence starts is one of the smartest moves you can make.

16/12/2025

Buyers don’t just buy income — they buy confidence.

One of the biggest things buyers look at (that sellers often overlook) is retention risk.

Stable landlords, consistent PM teams, clear communication and steady fees all tell a story about how “sticky” a rent roll really is.

If you’re thinking about selling in the next year or so, retention deserves just as much attention as income.

It quietly shapes value.

08/12/2025

The truth about rent roll multipliers…

I hear this so often: “Our multiplier is X, so the business is worth Y.”

But that’s not really how it works.

Multipliers aren’t fixed numbers. They’re the result of how strong your rent roll is behind the scenes.

Buyers look at:
• retention
• compliance
• stability of staff
• quality of your agreements
• the way your operations actually run

Two rent rolls with the same number of properties can be valued very differently based on these things.

If you want a stronger multiplier when you sell, tidy up your compliance, agreements and workflows before a buyer gets to due diligence. Small fixes can make a big difference to your valuation.

A multiplier isn’t a magic number… it’s earned.

05/12/2025

Where rent rolls quietly lose value (and why owners usually spot it too late).

Across so many audits, I keep seeing the same pattern:
Not big disasters — just small operational leaks that quietly add up.

Things like:
• Fees not reviewed in years
• Missed rent increases
• Arrears creeping up
• Insurance not up to date
• Delayed inspections
• Leases sitting expired for months

On their own, they look tiny.
Together, they can knock a surprising amount off a rent roll’s value.

The good news? These things are totally fixable with a proper audit — especially if you’re planning to sell in the next 6–12 months.

A tidy, well-maintained rent roll always sells better (and for more).

If you’re not sure where your leaks are, I can point you in the right direction.

01/12/2025

A Rent Roll Is Not “Sale-Ready” Just Because You’re Tired

I see this all the time:
A principal decides it’s finally time to sell… walks into a broker’s office… and hands over a rent roll that looks like it’s been running on adrenaline and guesswork for years.

Then they’re shocked when the valuation comes in lower than they hoped.

Here’s the truth nobody likes hearing:

You only get ONE shot at selling your rent roll for its maximum value.
One.
That’s it.

And the state of your files, your fees, your processes and your landlord relationships matters more than the size of your portfolio.

If you turn up with:

• Outdated or messy Form 6s
• Random fee structures across properties
• Landlords who barely know who their PM is
• Arrears and renewals that look reactive
• PM churn that scares buyers
• Maintenance that’s “in progress” but nowhere documented
• Inconsistent file quality from property to property

…buyers will pick it apart long before the broker finishes saying “multiplier.”

And it’s not because your rent roll is bad.
It’s because you haven’t prepared it.

The principals who get the strongest prices — and the smoothest contracts — are the ones who put in the pre-sale work:

• Clean up your Form 6s
• Re-align and update your fee schedule
• Stabilise your PM team
• Tighten arrears, renewals and maintenance workflows
• Improve landlord communication
• Run your own internal audit first
• Fix the easy wins before the buyer sees them

It doesn’t take forever.
You don’t need a full rebuild.
But you DO need to polish the asset before you put it on the shelf.

Your rent roll is incredibly valuable — but only when it presents well.

Do the clean-up before you go to the broker.
Future-you will thank present-you.

24/11/2025

The $100,000 Form 6 Problem (and why it sneaks up on principals)

Form 6 issues don’t arrive with flashing lights — they chip away slowly.

A missing fee…
An old percentage rate nobody updated…
A charge you “meant to add in later”…
A concession given years ago and never cleaned up…

On their own, they don’t look like much.
But when you add them up across a few hundred properties, agencies are accidentally giving away $50k–$150k a year.

I see it constantly in audits:

• Fees not matching what’s actually being charged
• Outdated agreements
• Missing fees that should’ve been added years ago
• Amendments done verbally instead of properly
• Properties with multiple owners but no aligned fee structure
• Messy GST handling
• Old favours still active and costing thousands

This stuff affects profitability and rent roll value.
Buyers spot it instantly.
Multipliers take a hit.
And principals often have no idea how much money is leaking out the back door.

The best part?
It’s usually fixable — quickly and cleanly — with a proper Form 6 review and fee reset.

If you want to know where your rent roll might be leaking money, I’m always happy to point you in the right direction.