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Inside the Knowledge Hub: 29 articles by Kate Braybrook

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People

Your best PM just resigned. It will cost you $47,000.Replacing a mid-tier PM in an Australian agency costs 4–7× their monthly salary once you count the losses nobody puts on a spreadsheet.

Operations

The 3% arrears line, and the four loops breaking itIf more than 3% of your tenants are four or more days behind, the fix isn’t more phone calls. It’s usually one of four broken loops upstream of the arrears list.

The Most Expensive Rent Roll Problems Are Usually BoringFee gaps of 0.5%, seven extra vacant days, maintenance nobody closed. Rent roll value rarely disappears overnight; it leaks through boring problems.

The Horse Has Already BoltedIf the year-end P&L is underwhelming, the causes happened months ago. The leading indicators to watch from day one of the new financial year.

Your Profit Problem Probably Isn’t a Profit ProblemProfit is a lagging indicator, the blood test result. Vacancy, arrears, retention and renewals are the habits that decide what it will say.

When Compliance Becomes Commercial StrategyCompliance isn't admin. Current, signed, consistent agreements are what turn a collection of tenancies into an asset buyers pay a premium for.

Growth

Your Rent Roll Is Growing. But Is Your Business?72 managements won and 48 lost is growth of 24, not 72. Why property count flatters, and the five numbers to measure instead.

Why 180 doors sometimes beats 260, and always willAustralian rolls hit a service-quality ceiling somewhere between 140 and 180 doors per PM. Past that, you're growing revenue and destroying value at the same time.

Beyond GrowthYou can grow a rent roll and quietly make the business harder to run. When to switch from “how do we grow?” to “how well are we running what we have?”

Scaling Without the ChaosWhat got you to 250 properties won't get you to 600. Scaling is transformation, not multiplication, and calm growth is designed.

Buying & selling

You Bought 300 Properties. What Exactly Did You Inherit?Along with the income you inherit open jobs, overdue inspections, nervous landlords and a tired team. How to handle the first 90 days after settlement.

Before You Sell Your Rent Roll, Read This420 properties, healthy numbers, a confident broker, and the advice is still “not yet”. A six-month plan to remove a buyer's negotiating ammunition.

The Biggest Mistake Sellers Make Before Taking Their Rent Roll to MarketA $3 million rent roll settled at $2.775 million after due diligence found what a pre-sale health check would have found a year earlier.

Succession or StagnationEvery owner exits one day. Whether it's a celebration or a rushed handover depends on one question: could the business run without you for six months?

4 Critical Factors When Buying a Rent RollDue diligence, the multiplier, retention and restraint of trade: the four places a rent roll purchase most often goes wrong.

Due Diligence Isn’t a Dirty WordDone properly, due diligence isn't fault-finding. It separates noise from genuine risk, and it is the seller's best tool for controlling the story.

Value

Buyers value your rent roll 30% lower than you do. Here’s what they see.The multiplier is the last thing buyers calculate. It's also the first thing sellers obsess over. Four haircuts happen before the multiplier is ever applied.

3 Truths and a Lie Every Property Management Principal Should KnowThree truths and one lie about property management, with the numbers: 2% arrears, 1% vacancy, a 0.4 multiplier gap and the 120-property myth.

Your Rent Roll Isn’t Just Income. It’s Your Biggest Asset.The question isn't whether the rent roll made a profit. It's whether it is worth more today than twelve months ago. Two very different conversations.

Data Is the New ValuerBuyers spend less time on headline figures and more time inside the data. Clean records change the feel of a deal almost immediately.

Why Great Agencies Still Leak ValueThe biggest value losses happen in good agencies: systems that stopped scaling, heroes covering process gaps, and data that doesn't line up.

Leadership

Do You Wake Up Next to Your Business Partner?What running a real estate agency with her husband taught Kate about boundaries, ego, money and staying in your own lane.

From Principal to CEOThe behaviour that built the business eventually limits it. The shift from doing to directing, and why letting go is how you actually gain control.

How to Run Your Rent Roll Like a BoardroomStop running your rent roll like a reception desk. Five boardroom habits: clarity, numbers with context, role clarity, a commercial lens and cadence.

Retention

You lose the landlord in the first 90 days. They walk three years later.The decision to leave your agency is almost always made in the first 90 days of the relationship, even when the landlord doesn't act on it for years.

The Most Expensive Resignation Letter in Your BusinessA lost management isn't $150 a month. At $7,000 of value per management, ten losses a month is $840,000 of asset value a year.

The Hidden KPI: Retention RiskSellers talk about retention as relationships. Buyers see it as risk exposure, and it is why two similar rent rolls sell for very different prices.

The Retention Myth: It’s Not About Staying, It’s About Staying HappyLong tenure isn't loyalty, it's inertia. Buyers look past the retention percentage for the quiet dissatisfaction underneath it.

Pricing

The most expensive habit in Australian PM: discounting the feeLandlords don't choose the cheapest agency. They choose the one that reduces the ambiguity of handing over a $700k asset. Fee is the excuse, not the reason.