Managing it yourself?
Start it properly.

Property condition reports, leases and leasing for self managing landlords in Perth.

The paperwork that has to exist before a tenant moves in, done by the agency that does it every week. We can find the tenant too. Either way you stay self managing, and there is nothing ongoing.

Book a service See what it costs
Light-filled living area of a Perth rental home documented before a tenancy begins
REIWA 2025 Residential Property Manager of the Year
2026 REIA National Finalist
★★★★★4.9 on Google
13 days median to lease
One fee. Nothing ongoing

Self managing works fine, right up until the day it has to be proved.

And by then the paperwork either exists, or it does not.

Bond disputes in WA are decided in the Magistrates Court, on the ingoing record

Two ways in. Depending on where you are.

Both include the condition report, the compliance inspection and the lease. Only one of them finds you the tenant.

Option one

Letting and Launch Pack

For landlords who want the tenant found for them.

2.5 weeks rentPlus $550 marketing, plus GST. That is $2,425 on a $750 a week property.
  • Full campaign on realestate.com.au
  • Professional photography and floor plan
  • Home opens for 30 days
  • Applicant screening, you choose
  • Bond lodged, then transferred to you
  • Condition report, compliance, lease
Book this Your exact fee
Option two

Launch Pack

For landlords who have found their own tenant. They have not moved in yet, and the paperwork needs doing before they do.

$1,295Flat, at any rent, plus GST.
  • Property condition report
  • Compliance inspection
  • Residential tenancy agreement
  • Bond lodgement guidance
  • Everything back within 48 hours
  • Trusted trades list included

Credited in full against your first letting fee if you appoint us to manage within 12 months.

Book this
Front entrance of a Perth rental home at twilight, prepared for lease

One visit. Everything on the record.

A licensed property manager attends your property, walks it room by room, and leaves with everything needed to start the tenancy properly. Not a checklist filled in from the car.

  • Condition report. Dated photographs against written observations, room by room.
  • Compliance inspection. Smoke alarms, RCDs, minimum security, pool barriers.
  • Lease prepared. Drafted to the law as it stands now, not a template from three reforms ago.
  • Back within 48 hours. Every document, digitally, ready to sign.
Book the visit

What has to exist before the keys change hands.

Four things. Get them right and a tenancy that goes wrong is recoverable. Get them wrong and it usually is not, no matter how obvious the damage or the arrears look to you.

This is the part self managing landlords underestimate, and it is the only part we do.

  • Property condition report

    Required at the start of a WA tenancy, and copies have to reach the tenant within seven days of them moving in. Room by room, written observations with dated photographs against each one. This is the document a disputed bond is decided on, because the ingoing and outgoing records get compared side by side.

  • Residential tenancy agreement

    Drafted to the Act as it stands now. Rent increase provisions, pet requests and minor modification rights all treated correctly, with the required tenant information issued alongside it. A downloaded template with the wrong increase clause can cost you a legally available rise for a full year.

  • Bond lodgement

    Bond money has to reach the Bond Administrator inside the statutory window and cannot sit in your account. Late lodgement carries a penalty. Small piece of admin, disproportionate consequence, and the most common self managed mistake we see.

  • Smoke alarms, RCDs and minimum security

    All lessor obligations, all yours. Nobody sends a reminder. The first time most self managing landlords look closely is after an incident, which is the worst possible moment to discover an alarm was the wrong type or in the wrong place.

  • And if we are finding the tenant, the screening

    Identity, income checked against bank statements, employment and rental references on numbers we source ourselves, and both national tenancy databases with written consent. You get the shortlist and you make the call.

Your fee, before you enquire.

No quote on request, no discovery call before a number. Put your weekly rent in and see exactly what it costs.

  • Leasing, 2.5 weeks rent$1,875
  • Marketing package$550
  • Condition report, compliance, lease, bondIncluded
Your one off fee
$2,425

Plus GST. Campaign, tenant selection, bond, condition report, compliance and lease.

Book this service Or price full management
Exterior of a Perth rental property documented at the start of a tenancy

The bond is won or lost on day one.

A disputed bond in Western Australia is decided by putting the ingoing and outgoing records side by side. Dated photographs and specific written descriptions are the evidence. Ticks in boxes and notes in margins are not.

A condition report that was never done, or done from memory a week after handover, usually means the bond goes back to the tenant regardless of the damage. That is the whole argument for this page.

Get it documented

Most self managers arrive in one of these moments.

"I can manage it myself, I just don't want to run the leasing campaign." Letting and Launch "I've found someone to move in. I need a real lease and a condition report first." Launch Pack "My tenant has been in for two years and I've never done a condition report." Call me, this one's different "Honestly, I'm not sure I want to keep doing this myself at all." Price full management

What is covered, and what is not.

Written down so there are no surprises in either direction.

Included
  • Property condition report, photographed and dated
  • Compliance inspection and written report
  • Residential tenancy agreement drafted to current WA law
  • Digital delivery of every document
  • Trusted trades reference list
  • Letting and Launch: campaign, photography, home opens, screening
  • Letting and Launch: bond collected, lodged and transferred to you
Not included
  • Any ongoing management once the file is handed back
  • Rent collection, arrears or routine inspections
  • Arranging or supervising repair quotes
  • Coordinating trades on your behalf
  • Re-inspection after rectification works
  • Legal advice or representation in a dispute
  • Launch Pack: the bond lodgement itself, which stays with you

What owners say.

4.9 across 27 reviews on Google.

★★★★★

"From the date of settlement, she was already on hand to ensure a smooth transition, quickly actioning the next steps so there were no delays in finding a tenant."

Kevin
New investor
★★★★★

"She took over the management authority seamlessly and handled a break lease professionally and without stress. Her appraisal achieved a better price than we expected."

Dian
Landlord
★★★★★

"Our first investment property experience was very smooth, Daria managed the whole process stress free."

Subraya
First-time investor

Four steps, and you're ready to lease.

01

Send the enquiry

02

We attend the property

03

Documents back in 48 hours

04

Sign, lodge, hand over the keys

Book a service Or call 0422 238 434

Frequently asked questions.

Yes. A property condition report is required at the start of a tenancy in WA, and copies have to reach the tenant within seven days of them moving in. It is also the document a disputed bond is decided on, because the ingoing and outgoing records get compared side by side. Self managing does not remove the obligation, it just means nobody else is doing it for you.
Not a great deal, and I am not going to pretend otherwise. Once someone is living in the property, any report produced is a record of an occupied home rather than an ingoing record, and it carries far less weight if it is ever tested. What can still be done is a compliance inspection, a properly drafted agreement at the next renewal, and a dated record of current condition clearly labelled as mid tenancy. Call me on 0422 238 434 and I will tell you what is actually worth doing.
You can. WA tenancy law has moved considerably though, and clauses that were standard a few years ago are now wrong or unenforceable. An agreement with the wrong rent increase provision can cost you a legally available increase for a full year, which is usually more than the cost of having it drafted properly in the first place.
Bond money has to reach the Bond Administrator inside the statutory window and it cannot sit in your own account in the meantime. Late lodgement carries a penalty. It is a small piece of admin with a disproportionate consequence, and it is the most common self managed mistake we see when a property later comes to us.
The Letting and Launch Pack runs the full leasing campaign and finds your tenant. The Launch Pack does the setup only, for landlords who have found their own tenant and need the paperwork done before that tenant moves in. The condition report, compliance inspection and lease are identical in both.
Because it is the same work with none of the relationship. A managed owner pays a letting fee once and then an ongoing management fee, so the leasing work is priced as part of something longer. A one off has to stand on its own. If you appoint us to manage within 12 months, we credit the Launch Pack fee in full against your first letting fee. Run the management numbers if you want to compare.
Yes. You stay self managing throughout, and you are the landlord of record the whole way. There is no management agreement and nothing ongoing. We do the work, hand the file over, and step out.
On the Letting and Launch Pack we collect it at signing, lodge it with the Bond Administrator inside the statutory window, then complete the variation to move it into your name within seven days of the lease starting. On the Launch Pack you collect and lodge it yourself, and we give you written guidance on how and by when.
It goes in your written report with photographs, and rectifying it before the tenant moves in is your responsibility. You get the trusted trades list so you have somewhere to start. Arranging, supervising and re-inspecting works sits outside both options.
We appraise the property against live REIWA comparables and give you a recommended range in writing. It needs to be advertised inside that range to qualify for the Letting and Launch Pack, because a campaign priced above the market does not finish inside 30 days.
The full Perth metro, Rockingham in the south to Two Rocks in the north, and east to the Hills. Also the northern coastal corridor through Lancelin, Ledge Point, Seabird and Guilderton. Not sure about your suburb? Ask. We will tell you straight.
No. We prepare the agreement as licensed property professionals working to current legislation. Advice on your legal position is a solicitor's job, not ours.
Not under these options. Room by room arrangements can fall outside the Residential Tenancies Act 1987 (WA) depending on how they are structured, and may need local government approval. Get in touch and we will look at it properly.

Tell me about the property.

Which service you need and where it is. I will come back within one business day to confirm a time.

Nothing payable now. I confirm the details and invoice before the inspection.

Enquiry received.

Thanks. I will be in touch within one business day to confirm a time. If it is urgent, call 0422 238 434.

Not sure which one you need?

Tell me about the property and I will tell you straight. If neither option is the right answer, I will say so.

Book a service Get a free rental appraisal
Important information

All fees are quoted exclusive of GST and confirmed in writing before any work begins. The Letting and Launch Pack is charged at 2.5 weeks rent plus a flat $550 marketing package. The Launch Pack is a flat fee at any rent. The Launch Pack credit against a first letting fee applies where a management agreement is signed within 12 months of the Launch Pack invoice date, on the same property.

These are one off services. Neither creates an ongoing management appointment, and neither includes rent collection, arrears management, routine inspections or maintenance coordination. Once the documents are delivered, and on the Letting and Launch Pack the bond has been transferred into your name, the file is yours.

Lease preparation is not legal advice. Compliance inspections record observable items at the time of attendance only, and are not a building, structural, pest or electrical inspection. Rectification of anything identified is the owner's responsibility. The trusted trades reference list is a referral list only. Those trades are independent businesses, engaged by you directly and invoicing you directly. Local Property Partners is not the contracting party for any works and does not mark up trade invoices.

A property condition report can only be prepared as an ingoing record before the tenant takes possession. Where a tenant is already in occupation we do not represent any report as an ingoing condition report. To qualify for the Letting and Launch Pack the property must be advertised within the recommended range in our written rental appraisal. Testimonials are reproduced from public Google reviews. Nothing on this page is financial, legal or taxation advice.

Local Property Partners. Licence No. RA85442. ABN 48 582 232 398. Director and Licensee, Daria Tedling.