
Top 10 mistakes to avoid as a new Management & Letting Rights owner
The keys to success in management rights: What not to do according to Resort News...
Management and Letting Rights (MLR) present exciting lifestyle and business opportunities, but aspiring operators must steer clear of critical mistakes to succeed.
The MLR industry began over 40 years ago on Queensland’s Gold Coast as a service-focused model for holidaymakers. It quickly gained traction, evolving to include long-term residential tenancy accommodation. Today, MLR operates in schemes across Australia and globally, catering to both short-stay tourism and long-term residential sectors.
The impact of MLR on the Australian economy is profound, generating an impressive $55 billion annually—a figure set to grow as high-density living continues to gain popularity among Australians.
However, new owner-operators often stumble into common pitfalls.
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The top 10 mistakes (according to Resort News) to avoid for a smooth entry into this thriving industry are:
1. Do not forget this is a relationship business
Lyn Ischenko, from Mackay’s ocean front Dolphin Heads Resort, emphasised that building strong relationships with the body corporate and owners is crucial. “You really need to be a people person in this business. It goes a long way,” she said.
“In a building like this, we have: Guests, 82 owners and a committee of seven. It’s a big job to try to keep everyone happy.”
Chris Podmore, from the Australian Resident Accommodation Managers Association (ARAMA), agreed.
“Management rights is a relationship business,” he said. “It’s a hugely important part of the industry – maybe the most important.”
2. Do not think you’re on holiday, too
Wayne Broad, who manages the picturesque Pandanus Palms Holiday Resort at Point Lookout on North Stradbroke Island, warned new operators not to confuse management rights with a holiday.
“You have to work hard at the business to make it a success and ensure you are on good terms with the owners and the body corporate from the outset,” he said.
3. Do not work in isolation
Graham and Kirsty Hislop of Markham Court Apartments stressed the importance of being ARAMA members, praising the advice and encouragement they receive from the association and its community.
“Managers should surround themselves with knowledgeable people—other managers and reliable tradespeople,” Kirsty said.
ARAMA CEO Trevor Rawnsley highlighted the value of the Management Rights Industry Training Program (MRITP). “The program connects you with industry specialists,” he explained. “Skipping the MRITP is a gamble. Completing it gives you a solid foundation.”
And don’t forget to subscribe to the industry’s monthly go-to resource—Resort News!
4. Do not get cold feet
Irene and Ian Manson, who manage the Casa Bella residential complex on the Gold Coast, have nearly 40 years of experience.
Their advice is simple: “Just do it.”
“Be prepared for the first two months to feel overwhelming,” Irene said. “By the third month, you’ll think, ‘Why didn’t we do this sooner?’ It’s tough at first, but once you get the hang of it, you won’t look back.”
5. Do not use the family accountant
Trevor Rawnsley warned against relying on family accountants or lawyers during due diligence.
“Loyalty is great, but use specialists familiar with the industry,” he advised. He also stressed the importance of operational due diligence.
“Don’t just look at the manager’s unit or gardens. Ensure the figures and legalities stack up, and dig into the business details.”
6. Do not ignore expert advice
“Talk to as many experts as possible,” Mr Rawnsley said.
Industry veterans like Mike O’Farrell, Danny Little, and Barry Turner often know the history of buildings under consideration.
“Thoroughly check the last three years of meeting minutes to avoid costly surprises,” he added.
7. Do not rob yourself by being a cheapskate
Successful MLR operators use top-tier digital technology.
“Don’t scrimp on your public image,” Mr Rawnsley said. “Invest in quality property photos, building management software like MYBOS, and smart uniforms.
Professionalism pays off.”
8. Do not leave it to the last minute to get your real estate licence
Mr Rawnsley advised to start the application process early.
“Last year, it took 15 weeks to approve licences; now it’s six to eight weeks,” he said. “Without a licence, you can’t open a trust account.
“Don’t risk delaying settlement.”
9. Do not focus solely on profit and loss statements
While financials are important, Mr Rawnsley emphasised that success in MLR hinges on relationships.
“Management rights is a service industry. Gaining and retaining units for your letting pool is key to long-term success.”
10. Do not become downhearted
Bruce and Jill Christie, from Surfers Hawaiian Holiday Apartments in Surfers Paradise, advised perseverance.
“When we started, the committee was hostile,” Jill recalled. “We worked hard to earn their trust and eventually turned their attitude around.”
Read the January edition of Resort News HERE:

Grantlee Kieza OAM has won three Queensland Media Awards, two Australian Sports Commission Awards and has been a finalist for the Walkley and News Awards and for the Harry Gordon Award for Australian sports journalist of the year. In 2019 he received the Medal of the Order of Australia for his writing. You can find more of his work in our AccomNews & Resort News print magazines.
He has written 22 acclaimed books, including bestsellers Hudson Fysh, The Kelly Hunters, Lawson, Banks, Macquarie, Banjo, Mrs Kelly, Monash, Sons of the Southern Cross and Bert Hinkler.