The Property Management Playbook

Send us Fan Mail In this episode of The Property Management Playbook, Andrew Nguyen and Rob unpack the landmark VCAT case of Zovi v Ray (2025), a decision that highlights the critical importance of following the correct legal process when seeking possession of a rental property. Andrew and Rob also delve into the often-overlooked issue of subletting and the operation of section 91R, examining whet...

Send us Fan Mail In this episode, host Andrew Nguyen sits down with Amy Blackburn for a thoughtful conversation about what great service really looks like in property management and how making a positive impact on others has shaped her career. With more than 20 years in the industry, Amy reflects on why she chose property management, the role that influenced her approach to service, how the indust...

Send us Fan Mail In this episode, Rob and Andrew explore a quirky section of the Residential Tenancies Act - Section 91ZK. What is it? And when will you use it? This is a must-listen for property managers.

Send us Fan Mail What does great leadership look like in today’s property management landscape—and how do you sustain it over the long term? In this episode, Andrew Nguyen sits down with Rachel Atkin from Harcourts, a seasoned industry leader with over two decades of experience. Rachel shares her journey into property management, the pivotal moments that shaped her career, and the people who influ...

Send us Fan Mail Where does fair wear and tear end… and damage begin? Andrew Nguyen and Robert Gallo explore this critical distinction and why it continues to create confusion across the industry. More importantly, they share how property managers can use this understanding as a practical tool to guide conversations, reduce conflict, and make better decisions when it matters most.

Send us Fan Mail In this episode, host Andrew Nguyen sits down with Eloise Sweatman of Ray White Frankston to discuss her journey in property management and the experiences that have shaped her career. Eloise shares insights from the front line of the real estate industry, reflecting on the challenges, responsibilities, and rewarding moments that come with being a property manager. She also discus...

Send us Fan Mail In this episode, we dive into real tribunal and courtroom experiences that every practitioner can learn from. From the unwritten rules of courtroom etiquette to the surprising challenges of appearing in hearings via video conference, we explore what works, what doesn’t, and the lessons that only come from being in the trenches. Rob and Andrew dive into the real-life battles fought...

Send us Fan Mail In this episode, hosts Andrew Nguyen and Rob Gallo break down the legislative shifts hitting the Victorian rental market. We start with the November 2025 RTA updates, including the jump to 90-day notice periods, the total ban on rental bidding, and the critical "Reasonable Belief" pivot. We explain why you must now have evidence that a property meets Minimum Standards be...

Send us Fan Mail In the episode, hosts Andrew Nguyen and Robert Gallo examine the critical boundaries of artificial intelligence within property management and the broader legal system. The discussion warns against the rising tide of irresponsible AI use—from the controversial emergence of judges using AI for sentencing to the "hallucination" risks of using machines to produce legal evid...

Send us Fan Mail 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 proper...

Send us Fan Mail 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 notic...

Send us Fan Mail 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 yo...

Send us Fan Mail 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 cohesiv...

Send us Fan Mail 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 w...

Send us Fan Mail 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'...

Send us Fan Mail 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...

Send us Fan Mail 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...

Send us Fan Mail In this episode of The Property Management Playbook , we explore the complexities of Section 91ZQ of the Residential Tenancies Act, which addresses the use of rental premises for illegal purposes. Andrew and Robert delve into the legal implications, the steps property managers should take when faced with these situations, and how to handle these notices to vacate effectively. With...

Send us Fan Mail In this episode, we dive into the latest rental reforms in Victoria and explore the transformative impact these changes are having on the property management landscape. From understanding new renter and residential rental provider rights to unpacking the role of Rental Dispute Resolution Victoria, this episode equips property managers with the insights needed to stay compliant and...

Send us Fan Mail In this jam-packed episode of The Property Management Playbook , we tackle two pivotal legal issues shaping the property management landscape. Part 1: Jafarpourasr v Tancevski We delve into Daly AsJ's landmark judgment that extended the principles in Smith to all notices to vacate requiring reasons under the Residential Tenancies Act. The core question? How detailed must a no...

Send us Fan Mail In this episode of The Property Management Playbook , we’re unpacking Section 344 of the Residential Tenancies Act—a lesser-known yet powerful tool for managing unapproved occupants in Victorian rental properties. Join us as we break down the essentials of Section 344, explain when and how it applies, and discuss practical scenarios to help you navigate challenging situations with...

Send us Fan Mail In this episode of The Property Management Playbook , Andrew Nguyen and Robert Gallo dive into the crucial topic of requesting written reasons at VCAT. Understanding why and how to request written reasons can be a game-changer for property managers, especially when it comes to appeals, future dispute resolutions, and clarifying VCAT’s decision-making process. Andrew and Robert bre...

Send us Fan Mail In the second episode of *The Property Management Playbook*, Andrew Nguyen and Robert Gallo dive into a landmark case that has shaped the landscape of tenancy law in Victoria—*Smith v Director of Housing*. This episode explores the facts and legal arguments surrounding the case, focusing on the implications for property managers and residential rental providers. Andrew and Robert...

Send us Fan Mail In this inaugural episode of The Property Management Playbook , Andrew Nguyen and Robert Gallo discuss the journey behind the creation of Castellan Consulting and how it’s transforming property management consulting in Australia. They also dive into what makes a truly effective advocate at VCAT. This episode is a must-listen for property managers and real estate professionals look...