Top 7 Mistakes Landlords Make in Brisbane – And How to Avoid Them

Owning an investment property in Brisbane can be really rewarding — but it can also turn into a headache if things aren’t looked after properly. Over the years I’ve seen landlords make the same mistakes again and again. They don’t always look like a big deal at the time, but they usually end up costing far more in the long run.

Here are the seven I see most often — and how you can avoid them.

1. Trying to Self-Manage

I get why some landlords want to manage their own property. On the surface, it looks easy: collect the rent, answer a few calls, organise a tradie when something breaks. But the reality is very different.

I know a landlord who gave it a go. The tenant stopped paying rent and they tried to issue breach notices themselves. They missed a small detail in the paperwork and, because Queensland tenancy legislation is so specific, they had to start the whole process again. By the time it was sorted, they’d lost thousands in rent and still had mortgage repayments to cover.

It’s also really hard to stay objective when you’re dealing directly with tenants. Conversations about arrears or damage can quickly become emotional, and tenants often push harder when they know they’re speaking to the owner.

Here’s what it actually costs for peace of mind: the average rent in Brisbane is about $650 per week. A standard management fee of 7.7% works out to roughly $50 a week.

For $50, you get someone who knows the legislation inside out, handles the tricky conversations, and keeps your investment on track. And here’s the bigger difference — a good property partner doesn’t just “manage” your property, they think like an investor. That means spotting risks before they cost you money and advising on ways to grow your returns. That’s the difference between someone who simply collects rent and someone who helps you build wealth.

2. Choosing the Wrong Agency

A lot of landlords look at fees or jump at the big agencies who promise “free marketing.” The truth is, those larger offices get bulk deals on portals, so your property just becomes one of many.

At a boutique agency, yes you pay for professional marketing — but it’s customised to make your property stand out. Better marketing attracts stronger applications, which usually means better tenants.

Think about it: one extra week of vacancy on a $650 property costs you $650. That’s usually more than the cost of doing the marketing properly in the first place.

3. Delaying Repairs

Nothing frustrates tenants more than waiting on repairs. I’ve seen simple issues drag on because an owner wanted to arrange it themselves, or didn’t want to spend the money.

Take a leaking tap as an example. Left unfixed for weeks, it increases water usage. In Queensland, tenants can even seek compensation for the water wasted if the leak wasn’t fixed in a reasonable time. By trying to save a few dollars on a plumber, you risk a bigger bill and an unhappy tenant who’s more likely to leave.

And remember, one week of vacancy at $650 rent costs far more than the repair would have.

4. Ignoring Preventative Work

Repairs are one thing. Preventative work is another — and too many landlords skip it.

In Brisbane, especially with the storms we get, gutter cleaning is a must if your property is surrounded by trees. Oiling timber decks and external door frames helps stop the timber rotting. Regular external house washing prevents mould building up — and after the rain we’ve had this year, I’ve seen homes where the outside has turned green.

These jobs don’t cost much — usually a few hundred dollars, maybe half a week’s rent — but ignoring them leads to much bigger problems down the track. Preventative work isn’t just maintenance, it’s protecting the value of your investment.

5. Cutting Corners on Marketing

I often hear: “In this market, rentals lease themselves.” Maybe — but the question is, who do you end up with as a tenant?

Professional photos and floor plans attract tenants who are organised and value quality homes. Poor marketing makes your property look like an afterthought. That usually means lower-quality applications.

And again, an empty week costs $650 — usually more than the cost of a professional photo shoot. Marketing is an investment, not a cost. And the agencies who think like investors know this is about securing the right tenant, not just any tenant.

6. Forgetting to Review Rent

Some landlords don’t review rent for years because they don’t want to upset a good tenant. I get it — stability is important. And there are definitely times when it makes sense to hold the rent, like if a tenant is genuinely struggling and you want to keep them.

But ignoring reviews altogether costs you. Even being $30 under market each week equals $1,560 a year. Over five years, that’s nearly $8,000 gone.

The balance is to review regularly, use market data, and make fair, case-by-case decisions. That way you protect your income while still keeping good tenants happy.

7. Treating It Like “Just a Rental”

The biggest mistake I see is landlords treating their property like “just a rental.” It’s not. It’s an investment — an asset that can build wealth through income, growth, and refinancing opportunities.

When you cut corners on repairs, marketing, or management, you chip away at that wealth. The landlords who get the best results are the ones who treat their property like a business.

Final Thoughts

Being a landlord in Brisbane can be incredibly rewarding — but only if you avoid these common pitfalls. When you look after the property properly, invest in the right marketing, and make smart decisions, your rental doesn’t just bring in weekly rent — it builds long-term wealth.