Property Management

There are many factors to Property Management & at Five Rivers we have it all wrapped up.


In order to monitor & ensure that your investment is being well maintained at the highest possible standard, inspections are both a priority & responsibility of the investment manager.

Entry Condition Reports

Prior to the tenant moving into your investment property, an in depth & detailed condition report will be completed by your property manager, which covers internal & external of the property. Photographs will capture each area of the property & also show any defects to confirm the condition of the property.

Routine Inspections

Each inspection is conducted & finalised every 12 weeks. Following each inspection, a comprehensive report on the overall condition along with all photos & any maintenance items for your attention will be sent to you. Please advise the property manager if you would like to attend the Routine Inspection.

Exit Condition Reports

Once the tenant has vacated the property & handed in the keys to our office, an in depth & detailed exit report is completed & cross referenced with the initial entry report to ensure that the property is left in the same condition as when the tenants moved in, given fair wear & tear.

Repairs and Maintenance

Ensuring that your investment property is in a well-maintained condition will attract not only a satisfied tenant but also a steady capital appreciation. Should any repairs or maintenance be required during the tenancy, our property management team will contact you to discuss how you would like to proceed & obtain quotes if necessary. Some owners prefer to attend to the maintenance at their investment property or engage their own preferred tradesman. Should you elect for our office to look after the repairs or quote, our office has a portfolio of preferred qualified tradesmen that we work with on a regular basis. All tradesmen that we appoint for repairs & maintenance must provide the following documents to our office:

  • Current worker’s compensation insurance
  • Current public liability insurance
  • Current licenses for their trade
  • Competitive rates
  • ABN registration

Once an invoice is issued for these repairs, payment can be made from your rental account or the invoice can be forwarded to you in order for direct payment to the tradesman.

Arrears Management Process

We have a strict arrears management procedure that is always adhered to. This procedure is to ensure effective management of arrears to protect your investment.

Following is a sample of our arrears process:

  • 4 days in arrearsGentle email reminder
  • 8 days in arrearsNotice to Remedy Breach & a courtesy phone call to the landlord to advise of the situation.
  • 10 days in arrearsLetter advising that a termination notice will be issued for non-payment if not paid immediately.
  • 15 days in arrearsLetter of lease termination is issued.

Buyers Agent

Buying a property is a big step. There are many things to consider & if you are inexperienced, you can end up losing valuable time & money.As a buyer’s agent, we work with you throughout the entire process to make sure everything runs smoothly & get you the best possible deal. Buyer’s agents work directly with property buyers to find them the most suitable property.

Our team can assist you with this additional service. We can help with anything from securing your ideal family home or investment property and off-market properties in and around Cairns. The team is here to help make the entire process as smooth as possible.

People often choose to use a professional buyers agent to support them throughout the purchase process if they are time-poor or unfamiliar with the real estate and property market in the area they want to buy.


Whether you are looking at building, selling, or renting an investment property, our team can arrange an appraisal for all your property needs. It may be for a bank loan to purchase an investment property & you require the rental appraisal in writing.

Appraisals form a very important part of your purchase &/or sale to determine if it is worthwhile in purchasing or selling.

To arrange your complimentary appraisal, email:


Why choose Five Rivers?

Our agency is independently owned & operated. Being a boutique agency that offers more than Sales & Rentals, we thrive to provide quality & personalised service in all aspects of Real Estate. Choosing the right agency for your property needs will be one of the most important decisions you will make. The agent you select will be representing you in all aspects surrounding your property requirements.