Stop guessing how your rent roll is really doing. See where it’s leaking, and what to fix first.
Rent Roll Pulse is a monthly health check for agency principals and PM heads. Enter the numbers you already have and see where you’re losing money, how you compare with your market, and what’s affecting your score, before it shows up in your profit or your rent roll’s value.
First health check in five minutes · Nothing to integrate · No credit card
BUILT BY A PRINCIPAL WHO GREW HER OWN RENT ROLL, THEN AUDITED 60+ OTHERS
The multiplier Kate lifted her own rent roll to
Revenue one agency was leaving on the table without knowing it
Rent rolls audited across Australia
Metrics that shape your profit and rent roll value
Most problems show up in the numbers a year before they cost you. Nobody is measuring them.
Managements slipping away one at a time. Fees drifting below market. One resignation that puts you back in the PM chair. Rent Roll Pulse measures it every month, so you can act while it’s still cheap to fix.
More money in the bank, sooner.
Fees, late rent and vacancy: fixed within months.
Fewer surprises, fewer fires.
Catch lost managements and arrears before they become a crisis.
A healthier rent roll is worth more.
Buyers pay for years of healthy numbers, not a last-minute tidy-up.
What $700,000 a year in unrealised revenue actually looks like.
A Gold Coast agency bought a second rent roll without checking it properly. Nine months later, this is what we found. Every warning sign was in the numbers.
Roughly $700K a year in unrealised revenue. And about $2M in lost value.
One Gold Coast agency acquired around 350 additional managements, then lost a significant number as the portfolio destabilised. Vacancy and arrears contributed to roughly $700K a year in unrealised revenue. The condition of the rent roll also dragged the likely multiplier from around 3.2× to 2.7×, representing roughly $2M in lost value.
Every one of these numbers was trackable. None was being tracked.
- Managements lost per month7%
- Healthy level1%
- Revenue vs potential-20%
- Likely multiplier2.7×
- Multiplier possible3.2×
- Unrealised revenue per year$700K
Five numbers. One honest score.
Pick your region, type five figures you already know, and see roughly where your rent roll sits: a Health Score, the multiplier for your region and an indicative value estimate, worked out the same way as in the app. No sign-up, nothing stored. The app then scores all 14 metrics.
This teaser scores 5 of the 14 metrics in the app (vacancy rate, rent arrears, average weekly rent, management fee and annual management income per property) using the app's thresholds, weighting and regional multipliers. Your full Health Score uses all 14, so it can differ. Market averages are indicative. This is an indicative value estimate only, not a formal valuation.
Start with a five-minute health check. Then track it every month, with Kate behind you.
Nothing to integrate, no access to your trust account, nothing for IT to sign off. You type in the numbers you already have; Rent Roll Pulse turns them into a clear picture of what’s helping your score and what’s holding it back.
- STEP 01
Enter your numbers
The figures already in your CRM or end-of-month report. We show you which ones to pull. One short form, about five minutes.
- STEP 02
Get your health score and an indicative value estimate
One Health Score, rated Poor, Average or Excellent, plus the indicative multiplier for your region.
- STEP 03
See how you compare
Your numbers next to the market averages for your region.
- STEP 04
Set your valuation goal
Tell us what you’d like your rent roll to be worth and when. Rent Roll Pulse works backwards to the 5 most important metrics to track.
- STEP 05
See what’s affecting your score
The metrics pulling your score down, each explained in the Knowledge Hub: what it means and what good looks like.
- STEP 06
Come back every month
A monthly reminder to update your figures, then watch the score move, with Kate’s live sessions and the community behind you.
Set your valuation goal. See which numbers get you there.
Tell us what you’d like your rent roll to be worth and when. Rent Roll Pulse then works backwards to show you the 5 most important metrics to track to reach it, and how close you are every time you update your figures.
“Grow my rent roll from $2M to $3M in value over 24 months.”
Rent Roll Pulse works backwards from your target value to the metrics that matter most for getting there, and updates your progress every time you enter your figures.
- →See the 5 metrics that matter most for your goal
- →Track your progress towards the target value every month
- Rent arrears (4+ days)6.1% · Poor
- Net management churn14% · Average
- Vacancy rate3.2% · Average
- Management fee (ex GST)7.8% · Excellent
- Average weekly rent$790 · Excellent
Is that good, bad, or just average? Now you’ll know.
Is 4% of tenants in arrears normal? Is an 8.5% fee good for your area? Is 3% vacancy acceptable? Your numbers next to the market averages for your region.
- Net management churn8%10% market avg
- Management fee (ex GST)8.6%6.6% market avg
- Average weekly rent$760$674 market avg
- Routine inspections overdue28%10% market avg
- Owner to property ratio1.121.20 market avg
- Multiplier3.6×3.2× market avg
Questions you’ll stop guessing about.
- Is my multiplier low for my region?
- How does my management fee compare in my area?
- Am I losing more managements than everyone else?
- Are my overdue inspections and compliance items normal?
- What do the best-run agencies actually look like?
Anonymised and aggregated. No agency is ever named. Never shared with vendors or brokers.
The 14 metrics that shape your profit and rent roll value. Checked every month, not just the year you sell.
Growth and retention, revenue, risk and compliance, and the quality of the rent roll. Together they make your Health Score, which sets the indicative multiplier for your region. Each one is explained in plain English in the Knowledge Hub: what it means and what good looks like.
Growth & retention
- Net management churn
- Expiring leases (next 90 days)
- Lease renewals outstanding
- Expired leases
Revenue & profitability
- Management fee (ex GST)
- Annual management income per property
- Invoice arrears (14+ days)
- Plus your operating financials: gross revenue, wages, OPEX ratio, net profit margin and ancillary income.
Risk & compliance
- Vacancy rate
- Rent arrears (4+ days)
- Compliance overdue
- Routine inspections overdue
Quality of the rent roll
- Average weekly rent
- Owner to property ratio (concentration)
- Open maintenance requests (14+ days)
An app, a knowledge hub, a community, and Kate in the room.
Seeing the problem is half of it. You also need to know what to do, who has done it before, and who to ask when you’re stuck.
Your rent roll’s health, every month.
A Health Score, an indicative value estimate, how you compare with your market, and the metrics affecting your score.
- Health score and value estimate, updated monthly
- Comparison with the market averages for your region
What to do about it, in plain English.
Every problem from 60+ audits, with the real story and what to do about it.
- Every number explained: what it means, what good looks like
- “What to do if…” guides for common problems
People who understand, who aren’t your local competitors.
Ask what you can’t ask locally. Kate reads and replies.
- Direct answers from Kate on your situation
- Principals and PM heads from other regions, not your local rivals
Real answers from a real person.
Kate walks through a real rent roll and takes your questions. Short recordings if you can’t make it.
- Regular live Q&A, recorded for members
- A real person answers your email
Every problem found in 60+ rent roll audits, explained, with the fix.
Real problems from real agencies, tied to the numbers in your own app.
Every issue found in 60+ rent roll audits
The problems, warning signs and fixes, organised so you find yours in a minute.
The 14 metrics that shape profit and value
What each means, what good looks like, how to move it.
State of the Rent Roll · Q3 2026
Where multipliers, lost managements, arrears and fees really sit, by region.
The acquisition that cost $700K a year
And the numbers that warned about it nine months earlier.
Why property management pays the bills
And deserves the investment.
Lift profit now, grow your rent roll value later
Four changes that lift profit inside 90 days.
You’re not on your own any more. Kate, plus principals who’ve been where you are.
Members join for direct access to Kate. The peer group is the bonus: a small, moderated circle of principals and PM heads, without your local competitors listening in.
Ask Kate directly. Learn from people who’ve been there.
Principals and PM heads running 50 to 2,000 properties. Kate is in the room, reading, replying and running the live sessions. No vendors. No sales pitches. No local rivals.
- →Direct answers from Kate on your specific situation
- →Ask the questions you can’t ask your local competitors
Try everything free for 14 days. Decide after, not before.
Full access to the app, the Knowledge Hub, the community and the live sessions for 14 days. No credit card to start. We only ask for payment if you decide to continue.
Professional
For a principal or PM head running one rent roll. Know where you stand, see how you compare, set a goal, improve.
After your 14-day trial · Cancel anytime
- ✓Rent Roll Pulse Health Check app
- ✓Valuation goal with monthly progress
- ✓Comparison with your regional market
- ✓Full Knowledge Hub access
- ✓Private community
- ✓Regular live Q&A with Kate
- ✓Quarterly State of the Rent Roll report
No credit card. No surprise charges. No catches.
Sign up with just your email.
Full access to everything: the app, the Knowledge Hub, the community, the live session if one's that week. No credit card.
We send a friendly reminder.
Four days before your trial ends we'll email you. No automatic billing. You choose whether to continue.
You decide. We don't bill silently.
If you want to continue, add your payment details. If not, your account pauses. Data and progress stay with you.
The questions principals ask. Straight answers.
How is a rent roll valued in Australia?
Most valuations apply a multiplier to your annual management income (AMI). AMI is not a separate number you look up: it comes from the rent roll itself, roughly your properties under management × average weekly rent × your management fee, over a year. Buyers then adjust for things like fee discounts, landlord concentration, arrears and churn before settling on a multiplier, and multipliers differ a lot from one regional market to the next. In Rent Roll Pulse, the indicative multiplier comes from your Health Score and the market average multiplier for your region: the healthier the roll, the higher the multiple.
Does Rent Roll Pulse give me a valuation?
No. Rent Roll Pulse gives you a health score, an indicative value estimate and an indicative multiplier for your region from 14 metrics built on figures you already have in your property management software, in around five minutes. It is an indicative estimate to plan and track against, not a formal valuation: if you are selling or refinancing you will still need a registered valuer or broker.
What is a rent roll health check?
A monthly measurement of the 14 metrics that shape profit and rent roll value: growth and retention, revenue, risk and compliance, and the quality of the rent roll. Each one is scored Poor, Average or Excellent, compared with the market averages for your region, and linked to your valuation goal, so you can see which numbers matter most. It is checked every month, not just the year you sell.
What is a good management fee in Australia?
Fees vary by region and market, so there is no single national figure. What matters is whether your average fee sits at or above the market in your region. As a guide, a 0.5% fee discount on 200 properties renting at around $540 a week costs about $28,000 a year in management income, and roughly $84,000 of value at a 3× multiplier.
What arrears rate should a healthy rent roll have?
In the Rent Roll Pulse model, fewer than 3% of tenancies in arrears by 4 or more days scores Excellent, and above 5% scores Poor. Arrears that stay above 3% usually point to something structural, such as application screening or the arrears process itself, rather than one bad month.
Does Rent Roll Pulse integrate with PropertyMe, Property Tree, Console or other software?
It does not need to. You type in figures from the reports your existing software already produces, once a month, and the app does the rest. There is no integration to set up, no data access to grant and no IT project.
How much time does it take each month?
About five minutes. Enter your figures, get your updated health score, indicative value estimate and comparison, and see which metrics are affecting your score. You can update whenever suits you.
How much does Rent Roll Pulse cost?
Professional is $79 a month for one rent roll. It starts with a 14-day free trial with no credit card, we email you four days before the trial ends, and there is no automatic billing. Cancel anytime.
Who is behind Rent Roll Pulse?
Kate Braybrook, Director of Rent Roll Solutions and a rent roll health specialist. The app is built on the problems found in more than 60 rent roll audits, and every plan includes the Knowledge Hub, the community and regular live sessions with Kate.
I spent twenty years in real estate: buying, developing, managing, and eventually selling my own rent roll. We took ours from a 2.55× to a 3.3× multiplier, a record for our region. Since then I’ve audited more than sixty rent rolls, and I see the same thing every time: principals find out what’s really going on at the moment it’s too late to fix.
Rent Roll Pulse is the health check I wish I’d had when I was in the chair. And when you join, you don’t just get an app. You get me: I’m in the community, I run the live sessions, and I answer questions myself. Profit is a by-product of rent roll health. Fix the health, and everything else follows.
Know where you stand. Fix what needs attention. Build a healthier rent roll.
Free for 14 days. No credit card, nothing to integrate. The app, the Knowledge Hub, the community, and Kate.