Adelaide Property Managers
Property management in Adelaide usually costs 9% to 11% of the rent collected, plus a letting fee when a new tenant is found. That should cover rent collection and arrears, tenant screening, routine inspections, repairs, lease renewals and rent reviews, tribunal matters and monthly statements. Wemark’s property managers in Adelaide quote every fee in writing before you sign.
Around 100 properties per manager. Replies within four business hours. Rent released the moment it is paid.
National Top 100
600+ properties managed
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What does a property
manager do?
One named manager, from the first advert to the final bond claim.
A property manager runs the tenancy on your behalf. They set the rent against what comparable homes are actually leasing for, advertise the property, screen the applicants and select the tenant, then lodge the bond with Consumer and Business Services and hold the lease for its term.
From there it is the day-to-day: collecting the rent and chasing it the day it is late, inspecting the property through the tenancy, organising repairs with vetted trades, and keeping the property compliant with the Residential Tenancies Act 1995 (SA) — minimum housing standards, notices in the correct form, and SACAT if a matter ever gets that far.
They also handle the paperwork that decides your return: rent reviews before each renewal, monthly statements, an end-of-financial-year summary for your accountant, and the exit report and bond claim when a tenant leaves.
At Wemark one named manager holds about 100 properties rather than the industry’s 150 to 200, across the 600-plus homes this office manages — and whoever you call is answered within four business hours. See what that covers, line by line.
- Set the rentAgainst what comparable homes are leasing for now, not last year.
- Find and screen the tenantBackground, reference, financial and TICA checks before anyone signs.
- Hold the lease and the bondLodged with Consumer and Business Services, paperwork in the correct form.
- Collect the rentArrears followed up the day they appear, not at the end of the month.
- Inspect and maintainThree to four routine inspections a year, repairs by vetted trades.
- Review, renew or re-letRent reviewed before expiry; exit report and bond claim at the end.
Five things most agencies
can't offer you
It comes down to workload and response time.
360° CAMERA INSPECTIONS
Every routine inspection is shot on a 360° camera — every corner of every room, covered. Not a handful of photos: the full picture of your property, every time.
CAPPED PORTFOLIOS
About 100 per manager. The industry runs 150–200.
DOUBLE THE INSPECTIONS
3–4 a year, each with a photo report. The minimum is 1–2.
TENANTS BEFORE THE PORTALS
Listed on our own site first, before the portals see it.
FOUR-HOUR REPLIES
Answered within four business hours. Every time.
Everything you get,
side by side
Confirmed in writing before you sign.
Drag the dial. This is the difference between what the law requires, what most agencies do, and what your property gets here.
"Standard Agency" reflects the typical service level across Adelaide agencies. Your own inclusions are confirmed in writing before you sign.
Landlords, in
their own words
Verified reviews from landlords whose properties we manage, shown exactly as they were written. Read them all on 
and .
very responsive, professional, and proactive. Always keeps us updated “Makes managing our property completely stress-free. Highly recommended!”
verified review · Sep 2026“For over two years, they've expertly managed my investment property, taking the stress off my shoulders. Their team is truly remarkable – responsive, professional, and always going the extra mile. They've found fantastic tenants, handled maintenance efficiently, and maximized my rental income. Choosing Wemark was the best decision for my property. Keep up the good work guys!”
reviewGreat Property Agency “Sukhpreet and their team have done extremely well in advertising and renting out my property within expected time. They were responsible and made my work easier as I live interstate, by attending initial works like landscaping, solar installation etc. Looking forward to a great journey together in managing the property.”
verified review · Jul 2026Dedicated and Professional bunch of people “I got Sukhpreet Bala managing my property and I must say he is very dedicated towards his work,is very professional and proactive,great communicator and is always available for his clients.He didn't rush with my property and properly scrutinised all tenant applications before finalising tenants for my property with my consent.I would say I am lucky to have Sukhpreet managing my property and can't thank Wemark Real Estate team enough for their assistance.”
verified review · May 2026“At Wemark - Parm Singh, Sukhpreet Bala Ji and Ravin have been professional, timely responsive with effective communication allowing me to manage my investment property without any hassles . They have adequate knowledge about the local market. Highly recommendable. Thanks.”
reviewExcellent service! Professional, responsive, and made renting out our property hassle free “Very responsive, professional, and always quick to answer any questions. Excellent communication and incredibly responsive throughout the process.”
verified review · Jul 2026“Professional Service and Experience We've been dealing with Parm and the Wemark Team for years now with managing our investment properties, and they have been a real pleasure to deal with since day one. They leave no stone unturned to ensure that everything falls into place quickly and effectively. Extremely satisfied in every possible way. I would highly recommend the Wemark Team to anyone who needs any help with anything related to Real Estate. Thank you!”
reviewExcellent service . Great communication. “Wemark team is very helpful and have great team , understands and guides especially new landlords . Absolutely highly recommend them .”
verified review · May 2026Great agency and they are managing my property well. “Very prompt and reliable . They handle every issue with care.”
verified review · May 2026“Highly Recommended. Brilliant service, excellent communication, extremely helpful and thorough. Wemark have been managing my investment property for close to 3 months now, and I have experienced nothing short of amazing customer service. I'd highly recommend Wemark to anyone looking for property management services.”
reviewRecognised by
the industry
RateMyAgent decides its awards on verified client reviews, not a judging panel. Wemark was its Rental Agency of the Year for South Australia and Adelaide in 2022 and 2023, and ranked #24 in Australia in 2023. See them on .
Judged industry awards
How much does property
management cost in Adelaide?
Usually 9% to 11% of the rent collected, plus a letting fee — every line of it quoted in writing before you sign.
On a $600-a-week Adelaide rental, a management fee of 9% to 11% works out to roughly $2,800 to $3,400 a year, with a letting fee on top each time a new tenant is found. The headline percentage is not the whole cost, though. An agency charging less and then billing separately for inspections, statements, renewals and photography can cost more over twelve months than one charging 10% with everything below included. Ours is a single fee schedule, quoted in full before you sign. How Adelaide management fees break down.
RENT COLLECTION
On time, with automated arrears follow-up.
TENANT SCREENING
Background, reference, financial and TICA checks.
ROUTINE INSPECTIONS
Three to four a year, with photo reports.
MAINTENANCE
Vetted trades. Your approval before spending.
LEASE RENEWALS & RENT REVIEWS
Reviewed against live market data before expiry.
LEGAL COMPLIANCE
SA tenancy law, compliance and tribunal, handled.
END OF TENANCY
Exit reports, bond claims, early re-letting.
MONTHLY REPORTING
Monthly statements, plus EOFY summaries.
NO HIDDEN FEES
Fees are set out in writing before you sign. What we quote is what you pay.
How often is my
property inspected?
Three to four times a year, plus the ingoing and the outgoing.
Most Adelaide agencies run one or two routine inspections a year. We run three to four, with the written notice the Residential Tenancies Act 1995 (SA) requires — because a problem found in March costs less to fix than the same problem found in December.
Every routine inspection is shot on a 360° camera. The report is not a handful of photographs chosen by whoever happened to be standing in the room: it is every corner of every room, and you can walk through it yourself rather than take our word for it.
Either side of the tenancy sit the two inspections that matter most. The ingoing report sets the condition the bond is later judged against, and the outgoing is what the bond claim is built on (the rental bond rules in South Australia set out how that claim is decided). Both go to you, not just to the file.
- IngoingBefore the tenant moves in. Sets the benchmark the bond is judged against.
- Routine, three to four a yearEach one a 360° report you can walk through yourself.
- MaintenanceWhenever something is reported, by you or by your tenant.
- OutgoingAt the end. Compared against the ingoing, then the bond claim is lodged.
Your rent, the day
it arrives.
Rent usually reaches an owner on a monthly cycle, whenever the agency runs its payout. Ailo releases yours as each payment lands — and keeps the statements, the invoices and your property manager in the same place.
Rent as it lands
Every payment is released when it arrives, so a mid-month rent does not wait for month end.
Your manager, in writing
Message them in the app. The thread stays attached to your property, so nothing lives in someone's inbox.
Open books
Income, invoices, statements and fees, there whenever you want them — not once a month in a PDF.
Bills handled
Council rates, water and repairs paid out of your rent, or by card if you would rather keep the cash.
we handle the rest
How do I switch
property managers?
You sign one form. We handle the changeover, and the tenancy carries on unchanged.
- You sign one form — that's the only thing we need from you.
- We notify your agent and collect keys, files and bonds.
- Your tenant barely notices.
There is no need to wait for the lease to end — a tenancy carries on regardless of who manages it, so the only timing that matters is the notice period in your current management agreement, usually a few weeks. The full switching guide walks through it step by step.
Start the SwitchFees, switching and
what happens next
The questions landlords ask before they move, answered the way we'd answer them on the phone.
- How do I choose a property manager in Adelaide?
- Ask how many properties each manager holds, who you will actually speak to, how quickly they reply, how often they inspect and what is included in the fee. Ask to see their current listings and how long homes take to lease. Compare the full fee schedule line by line rather than the headline percentage, because a lower management fee with charges for inspections, statements and renewals often costs more over a year.
- What is a letting fee?
- A letting fee is a one-off charge each time a new tenant is placed, usually one to two weeks of rent in Adelaide. It covers advertising, opens, applications, screening and the lease. Wemark charges it only when a tenant is found, and it is listed on the fee schedule you receive before signing, so there is nothing to discover later.
- How many properties should one property manager handle?
- About 100 is the most a property manager can look after well, and it is the number Wemark holds to. The Adelaide industry norm is 150 to 200 per manager, which is why inspections slip and calls go unanswered. Wemark’s replies within four business hours and three to four inspections a year depend on that smaller load.
- What does it cost to have Wemark manage my property?
- Fees are built around two things: a management fee, charged as a percentage of the rent we collect, and a letting fee when we find and screen a new tenant. Both are quoted in writing with your free rental appraisal, before you sign anything — and what we quote is what you pay. Ask for a fee proposal and you'll have the full schedule to compare line by line.
- Are management fees tax-deductible?
- Generally, yes. Fees paid to manage a rental property are usually deductible against the rent it earns, as are letting fees and advertising. Your accountant will confirm what applies to you; the monthly statements and end-of-financial-year summary we send give them everything they need.
- How do I switch my property to Wemark?
- You sign one management authority and we handle the changeover. We notify your current agent in writing, collect the keys, the tenancy file, the ingoing inspection report and the bond details, and introduce ourselves to your tenant. Start with an appraisal and we'll walk you through it.
- Do I have to wait until the current lease ends?
- No. A tenancy carries on regardless of who manages it. The only timing that matters is the notice period in your current management agreement — typically a few weeks — and we time the changeover to it, so there's no gap in rent or cover.
- What changes for my tenant?
- Only who they call. Their lease, rent and bond stay exactly as they are — the bond stays lodged with Consumer and Business Services; only the managing agent on the record changes. They get a written introduction, their property manager's direct contact, and a simple way to pay rent and report maintenance.
- What if my property is empty right now?
- Then we start with the letting. It is listed on this site before it reaches the portals, applicants are screened with background, reference, financial and TICA checks, and the management fee only starts when the rent does.
- When do I get paid?
- The moment the rent is paid. Every landlord gets , which releases rent as it comes in rather than on a monthly cycle, with income, bills and statements in the app whenever you want them.
- How quickly will I hear from someone?
- A property manager calls within four business hours of your booking — the same four-hour standard that applies once we manage your property.
Across metropolitan
Adelaide
Don't see your suburb? Call us.
What should your
property really earn?
What your property should be earning, and where the gains are.
- Current market rent, backed by live local data
- How your property compares to the suburb
- Improvements that lift rent the most
- No obligation, and no cost — ever
Book my free rental appraisal
One of our property managers will call to arrange a time.