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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 discusses the dedication and approach that led to her being recognised as Ray White International’s Property Manager of the Year last year.

From managing relationships with landlords and tenants to navigating the fast-paced demands of the industry, this conversation provides valuable insights into what it takes to succeed in property management. Eloise’s story offers both inspiration and practical lessons for those working in or considering a career in the real estate sector.

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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 in tribunals and courtrooms. Through candid stories from the trenches, this podcast explores the challenges, lessons, and unexpected moments that arise in VCAT.

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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 before it is advertised.

The main event focuses on the Portable Bond Scheme launching in 2026. We explain why there is nothing to fear for owners or managers: the admin burden falls on the renter to "top up" and transfer funds, while the government guarantees claim payouts during the transition.

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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 evidence or arguments.

While highlighting AI’s immense benefit in document summarisation, they emphasise that the professional must always remain the "pilot," double-checking data to protect their credibility from the reputation-destroying effects of careless automation. For property managers, the conversation offers a roadmap for responsible communication with renters, detailing how to handle AI-generated conversations and how to politely call out peers who use automation to dodge human-centric conflict resolution.

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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 property manager needs to know when dealing with ongoing arrears.

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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 notice to vacate for reasons like demolition, change of use, or occupation by the provider or their family. We discuss the legal obligations that prevent re-letting the premises for residential use within six months of the notice, unless specific conditions are met or exemptions are granted by VCAT.

Through practical examples and expert insights, we highlight the importance of compliance with this provision to avoid potential legal repercussions. Whether you're a property manager, landlord, or renter, understanding the nuances of Section 91ZZH is crucial for navigating tenancy terminations lawfully.

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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 your notice, how to avoid common pitfalls, and what VCAT is actually looking for when assessing these matters.

If you’ve ever questioned whether your works qualify as urgent repairs or planned improvements — this episode is a must-listen.

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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 cohesive, productive team culture.

Whether you're a Director, Team Leader, or Property Manager, this episode is packed with practical takeaways to help you align the right people with the right roles—and stop the revolving door.