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In this episode of The Property Management Playbook, we dive deep into section 91ZM of the Residential Tenancies Act — the provision behind what many call the "five strikes" rule for rental arrears. But is it really five strikes and you're out? We break down the legal mechanics, clarify common misunderstandings, and explore the strategic considerations every property manager needs to know when dealing with ongoing arrears.

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In this episode of The Property Management Playbook, hosts Andrew Nguyen and Robert Gallo delve into Section 91ZZH of the Residential Tenancies Act 1997 (VIC), which imposes a six-month restriction on re-letting properties after certain notices to vacate have been issued.

We explore the circumstances under which this section applies, such as when a rental provider issues a notice to vacate for reasons like demolition, change of use, or occupation by the provider or their family. We discuss the legal obligations that prevent re-letting the premises for residential use within six months of the notice, unless specific conditions are met or exemptions are granted by VCAT.

Through practical examples and expert insights, we highlight the importance of compliance with this provision to avoid potential legal repercussions. Whether you're a property manager, landlord, or renter, understanding the nuances of Section 91ZZH is crucial for navigating tenancy terminations lawfully.

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This week on The Property Management Playbook, we’re tackling a topic that continues to trip up even experienced PMs — issuing Notices to Vacate for repairs. We break down the critical distinction between repairs and renovations, and why it matters when giving notice under the Residential Tenancies Act.

We’ll also walk you through the documentary evidence you need to support your notice, how to avoid common pitfalls, and what VCAT is actually looking for when assessing these matters.

If you’ve ever questioned whether your works qualify as urgent repairs or planned improvements — this episode is a must-listen.

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In our next episode, we’re joined by the brilliant Julie Davis, co-founder of Agent Dynamics, to explore how profiling can transform the way you build and lead high-performing property management teams.

Julie shares insights on how understanding individual work styles, communication preferences, and natural strengths can reduce burnout, boost retention, and create a more cohesive, productive team culture.

Whether you're a Director, Team Leader, or Property Manager, this episode is packed with practical takeaways to help you align the right people with the right roles—and stop the revolving door.

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Tickets are not available on our website for our Reasonable & Proportionate Workshop, which is designed to give property managers the clarity, confidence, and practical skills needed to navigate VCAT successfully. Backed by real legal expertise and property management experience, this event will transform how you approach the test.

If you’re tired of uncertainty at VCAT and want to master the law in a way that actually works in practice, this is the workshop for you. Tickets are now available—don’t miss out!

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In this episode of The Property Management Playbook, Andrew Nguyen and Robert Gallo dive into a critical yet often misunderstood topic—when to apply to the Magistrates' Court and how federal subject matter can impact property disputes. Many property managers assume VCAT is the default jurisdiction for tenancy matters, but there are key situations where the Magistrates' Court is the correct or even necessary forum.

Andrew and Robert break down what federal subject matter means in the context of property management and when it can shift a case out of VCAT’s hands. They explore the legal boundaries between VCAT and the Magistrates' Court, the risks of applying in the wrong jurisdiction.

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In this episode of The Property Management Playbook, we dive into what happens when property managers fail in their duty of care—and the serious consequences that can follow. We explore key legal obligations, what a breach of duty looks like, and real-life cases, including Barbaro v K P Hicks Real Estate PL [2022] VCAT 1062.

Join us as we break down the lessons from these cases and discuss the essential steps every property manager must take to stay compliant, minimise risk, and ensure they are across the legislation. Don’t wait until it’s too late—learn how to protect yourself and your clients before a small mistake turns into a big problem.

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This week, we’re thrilled to welcome a very special guest: Sarah Cincotta, Founder of Rise with Sarah Cincotta and a renowned trainer of property management business development managers.

Join us as we deep dive into an engaging conversation about the critical importance of understanding property management legislation. Sarah shares her expert insights on why mastering the legal side of property management is a game-changer for BDMs and PMs and how it can elevate their performance, reduce risk, and build stronger client relationships.

Whether you’re a seasoned professional or just starting in the property management industry, this episode is packed with practical advice and invaluable takeaways. Don’t miss it!