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RAINE & HORNE
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Raine & Horne is a full service real estate agency with a reputation for expertise and a commitment to excellence. We take the management of your investment property seriously and believe our proactive approach is what sets us apart from our competitors. The consistent growth of our business is due to our proven track record of providing owners with service in which they have 100% confidence that their property is being well cared for.
Our focus is to maximise your return on investment and our trained staff with a hands on approach, together with our fine-tuned systems and cutting edge technology, will guarantee your peace of mind throughout your property investment journey. We are committed to providing a level of service unmatched in the industry and will communicate with you regularly about all the important matters relating to the leasing and management of your rental property.
Our team is highly trained in all facets of property management including constantly changing legislation
We believe communication is an integral part of our service to you and we will ensure you are involved in all decisions regarding your property
We have invested in various systems and technologies to ensure we deliver the best results for our customers
Our Property Managers understand market conditions and how this will impact the rental yield of your investment
Our local knowledge is backed by our collective strength and the comprehensive resources offered to our Property Managers by the Raine & Horne network
Properties under managements across the network
New tenants moved into their new Raine & Horne managed properties
Property Managers ready to support you through your property investment journey
Great question — and to be clear, this isn’t about “subletting”. It’s simply a case of one housemate moving out and another one moving in.
But it’s also not as casual as swapping keys and moving on. If the outgoing housemate is listed on the lease, they remain legally responsible for the rent and property condition until either:
Moreover, the new housemate doesn’t have to go on the lease – but it’s in everyone’s best interest if they do.
At the end of the day, if your departing housemate wants to remove themselves from any legal obligation, the incoming tenant should be added to the lease. That means filling out a standard rental application form from your Raine & Horne Property Manager, just like any new tenant would. The landlord or agent then decides whether to approve the change and issue an updated lease.
However, there are exceptions to the rule. In some states, such as Queensland, a new housemate can be approved by the landlord as an “approved occupant” rather than being formally added to the lease. This means they can live at the property but aren’t legally listed on the lease agreement. In this arrangement, the existing tenants effectively become “head tenants” and retain responsibility for the tenancy. The new occupant is still required to complete an application form for the landlord’s approval.
If you can’t find a replacement, the outgoing housemate is still responsible for their share of rent until the lease ends. There are legal ways to break a lease early, but they typically apply to the whole tenancy, not just one person leaving.
If things get messy between housemates, the landlord or property manager typically won’t get involved. However, if needed, tenancy disputes can be escalated to your local tribunal, such as NCAT in NSW.
There are a few other matters to keep in mind when changing housemates such as:
Contact your Raine & Horne Property Manager immediately if one or more housemates plan to move out, so you can work through the next steps together.
With elections, potential rate cuts, tariff chatter and the super April school holidays diverting our attention over the past month, it’s easy to forget that the end of the 2024/25 financial year (EOFY) is now just weeks away.
So, while you’re picking up your 2025–26 financial year diary, now’s also the perfect time to start thinking about whether you’re getting the full tax benefits of your investment property.
The number one tip for landlords? Don’t leave tax planning until the last minute—and certainly not until 30 June. Here are some practical steps to take now:
Fortunately, the days of shoeboxes full of receipts are behind us—your Raine & Horne Property Manager tracks these expenses throughout the year and provides a comprehensive end-of-financial-year statement to make tax time easier.
You may be able to claim for depreciation (more on this later), loan interest, repairs, council rates, insurance, and even travel costs (if allowed). If you’re using a Raine & Horne Property Manager, you’ll be able to claim their fees too.
Make sure any receipts and invoices for work or repairs on an investment property you have organised independently of your property manager are stored securely and clearly labelled. This makes life easier for both you and your accountant.
If you don’t have a tax accountant – now is the time to consider engaging one. An accountant can help you claim every deduction you’re entitled to—legitimately and confidently. The accountant’s fee for this service is also tax deductible.
If you haven’t already, it’s worth arranging a depreciation schedule for your investment property. This report details all the depreciable components—such as the building structure, fixtures, and fittings—that can be claimed over time. Depreciation can deliver substantial tax savings and boost your cash flow. Most accountants will strongly recommend having a schedule in place, as it not only streamlines the process but can also help reduce your taxable income—earning them a few brownie points by trimming your tax bill in the process.
Why a depreciation schedule matters
Prepared by quantity surveyors such as BMT (www.bmtqs.com.au), a depreciation schedule identifies all eligible claims not just for this year—but for up to 40 years into the future. Typically, you could expect to pay between $385*-$770 for a depreciation schedule[i]. However, the savings will pay for the cost of the schedule many times over.
To get an idea of how much you could save with a depreciation schedule, try BMT’s free depreciation calculator at www.bmtqs.com.au/tax-depreciation-calculator.
So, as the clock ticks down to 30 June, taking action now as a landlord can deliver big benefits.
Speak with your accountant or property manager today to ensure you're making the most of every available tax benefit. After all, smart planning now means more money in your pocket later.
[i] https://www.washingtonbrown.com.au/blog/depreciation-schedule-cost/
Half of all investment properties are resold within two years of being tenanted, according to new data from the Australian Housing and Urban Research Institute (AHURI)[i].
The research report, Modelling landlord behaviour and its impact on rental affordability: Insights across two decades, explores what drives small-scale landlords to buy, sell, or hold onto their rental properties.
Interestingly, nearly a third of landlords hold a rental property for more than 20 years. This suggests there are at least two distinct investment strategies at play—short-term investors and long-term holders.
Senior lecturer from Curtin University and lead author of the research Dr Ranjodh Singh said those who are well-positioned to buy and retain rental investments contribute to a more stable supply of long-term private rental housing.
“However, landlords who are ill-positioned to retain their rental investments for long can disrupt the supply of private rental housing, with potentially negative impacts on tenant affordability and security,” Dr Singh said.
Long-term landlords are likely to be wealthier than non-landlords
Unsurprisingly, landlords who buy or keep their rental investments for longer tend to be in their late 40s or early 50s, married, employed full-time, and have higher incomes and homeownership rates than the general population.
Perhaps more unexpectedly, younger people aged 25–34 years are more likely to buy a rental property compared to other age groups. However, these younger landlords are also likely to sell their property sooner, in essence becoming ‘short-term’ landlords.
“The evidence suggests that either they are more willing than older groups to cycle in and out of rental property investment or that they are more susceptible to becoming financially stretched and are forced to sell,” Dr Singh said.
Landlords sell rental properties due to life transitions or financial difficulty
According to the research, landlords are generally more likely to sell their investment properties if they are separated, unemployed, own a home with a mortgage, live in a low or moderate-income household, or do not have post-school qualifications. The report recommends education programs to help less-qualified landlords retain properties and support long-term rental supply stability.
Investment property sales disrupt rental stability and leave tenants feeling unsettled
On the flipside, Dr Singh told the ABC that selling a property often brings a rental agreement to an end, which can be "quite distressing" for tenants living in the home.
"You have to move out and look for another place to live and that happens at a very short cycle, about two years or less.
"It gives you that precarious feeling that you're not quite settled … you might have kids going to the school, or you might have an employment that's next door, and it seemed like a perfect fit, but now you have to move out and possibly move far away from all these things."
Considering buying an investment property this autumn? Contact your local Raine & Horne agent to find out more about what’s available in your suburb, town or region.
[i] https://www.ahuri.edu.au/analysis/news/landlords-are-key-rental-housing-stability-new-research-finds-two-very-different-investing-behaviours
Over the past 24 months, every state and territory in Australia has introduced some form of legislative change affecting rental laws—many with significant implications for landlords and tenants.
One of the most recent updates is Queensland’s new standardised tenancy application form, which becomes mandatory for all general tenancies from 1 May 2025. This reform, introduced under the former state government and now carried forward by the LNP, has raised serious concerns from the Real Estate Institute of Queensland (REIQ). In particular, the level of personal detail required for identity verification (VOI) may increase risks for landlords and property managers while making it harder for tenants to secure a property.
More broadly, across the country, we’ve seen over the last few years:
To help our landlords stay informed and compliant, Raine & Horne is rolling out a suite of resources explaining how these changes affect property owners.
The guide for Queensland is already available, with New South Wales to follow shortly. Additional resources for other states and territories are scheduled throughout 2025.
Talk to your Raine & Horne property manager for more information on changes to rental laws in your state or territory.
Before you hop away for a quick Easter break, take a moment to check your home security—so the Easter Bunny is the only unexpected visitor these holidays.
Crooks often enter homes through windows and doors left ajar. So, be sure to double-check that all doors and windows—including sheds, garages, and side gates — are securely locked before heading away for the Easter break.
Likewise, if you’re worried about faulty locks, reach out to your property manager immediately.
Remember to secure less obvious access points. This means locking your power box to prevent tampering with alarms and outdoor lighting. Also, make sure any side and back gates are locked and the garden shed is secured to stop thieves using your tools to break into the property.
Avoid hiding spare keys under doormats or in pot plants, as these are the first places thieves will check. Instead, leave a spare key with someone trustworthy.
If you’re leaving a car at home, park it in a garage, carport, or behind a locked gate—and take the keys with you to avoid break-ins and vehicle theft.
Ask a neighbour or friend to collect your mail while you’re away. If you still receive newspaper deliveries, suspend them to prevent a paper pile-up, which signals that no one is home.
Maybe the friend or neighbour will also wheel out the bins out and bring them in to make it seem like someone is at home.
Outdoor items can tempt opportunistic thieves. Therefore, lock away bikes, sports gear, toys, garden tools, and outdoor furniture. Also, lock away ladders and bins, as they can be used to access second-storey windows or balconies.
Need more tips?
For more security advice this Easter, contact your Raine & Horne Property Manager. Staying one step ahead can make all the difference in protecting your home while you’re away.
As Australia gears up for a federal election on 3 May, property investors will be keeping a close eye on potential policy changes. While neither major party is proposing to remove capital gains tax discounts or other key investor incentives, the election could still have ripple effects on the market.
A continued focus on first home buyers
A key focus for both sides of politics is improving housing affordability, particularly for first-home buyers. While this could mean increased government incentives for new buyers, it’s unlikely to come at the expense of property investors. In fact, policies aimed at boosting housing supply—such as encouraging new developments—may eventually benefit the investment property market by increasing rental stock and stabilising prices.
Rental market pressures
According to PropTrack, rental prices have surged by 27% in recent years, while unit prices have jumped 38%. A significant portion of these increases stem from the post-pandemic market correction, allowing landlords to recoup some cash flow losses. Investors will be watching to see if rental growth continues, or if election policies—such as increased housing supply—help to ease pressure on the market.
The role of migration policy
One area where the election could impact investors is migration policy. While there has been public pushback on immigration, most Australians support skilled migration and maintaining international student visa numbers. For property investors, particularly those with rental properties in university hubs, a stable or increasing student population is crucial to maintaining demand. Any policy changes that restrict student visas could impact rental yields in those areas.
Why investors matter in the housing market
Despite some negative perceptions, property investors play a vital role in Australia’s housing market. The Australian Housing and Urban Research Institute reports that around 90% of property investors are small-scale, "mum and dad" landlords who provide essential rental housing[i]. With homeownership becoming increasingly difficult for many Australians, investors help fill the gap by supplying rental properties.
Additionally, the concept of "rentvesting"—where people rent in areas they want to live while investing in more affordable locations—has grown in popularity. Recent data suggests that 10-15% of renters in Australia are also landlords, showing that property investment isn’t just for the wealthy but is an important financial strategy for many Australians.
Stability in tax benefits
For now, it’s positive news that both major parties seem committed to retaining current tax incentives for property investors. Maintaining these benefits is crucial to encouraging investment, which ultimately supports rental supply and housing affordability.
Looking ahead
With the election now called for 3 May, property investors should stay informed about policy announcements. While no dramatic changes appear to be on the horizon, factors like migration settings, housing supply initiatives, and rental market conditions will continue to shape investment opportunities in the years ahead.
Are you considering investing in property? Stay tuned for updates from Raine & Horne as the election campaign unfolds.
[i] https://australianpropertyupdate.com.au/apu/how-investors-can-ease-the-rental-crisis#:~:text=With%20the%20Build%2Dto%2DRent,to%20as%20%E2%80%9Cproperty%20flipping%E2%80%9D.
