SAS Property Managers

31/05/2026

Today is the outgoings estimate deadline for Queensland retail property owners.

Under the Retail Shop Leases Act, if your outgoings period starts 1 July, the annual outgoings estimate must be with your tenants today — at least one month before the period begins.

If it has not been done, your tenant may be entitled to withhold outgoings payments until it is provided.

Three dates every Queensland retail property owner needs to know:
🗓 1 June — annual outgoings estimate due to tenants
🗓 Midnight, 30 June — Queensland land tax assessed on all freehold land owned at this moment
🗓 30 September — audited annual statement of outgoings due within 3 months of period end

Also check today: option renewal disclosures, assignment and sublease documentation, and whether your lease, disclosure and records actually support the outgoings you intend to recover.

If the paperwork does not support the recovery, the cost sits with the owner.

Share this with a Queensland retail property owner or their adviser who should be checking this today. 👇

27/05/2026

𝗜𝗻 𝗿𝗲𝘁𝗮𝗶𝗹 𝗹𝗲𝗮𝘀𝗶𝗻𝗴, 𝗮 𝗺𝗶𝘀𝘀𝗲𝗱 𝗱𝗮𝘁𝗲 𝗶𝘀 𝗿𝗮𝗿𝗲𝗹𝘆 𝗷𝘂𝘀𝘁 𝗮 𝗺𝗶𝘀𝘀𝗲𝗱 𝗱𝗮𝘁𝗲.

Last week, we welcomed Marianne Lloyd-Morgan, Property Partner at McCullough Robertson, to run a focused training session with our commercial team on the Retail Shop Leases Act.

The session covered disclosure obligations, critical dates, option periods, assignments, subletting and the processes that keep retail tenancies compliant.

It was also a reminder of something important:

Commercial property cannot be managed as though it is simply a bigger version of residential.

The legislation is different. The leases are different. The compliance obligations are different. The consequences of getting the process wrong are different.

A missed option window, defective disclosure process or poorly documented assignment may not create an obvious issue immediately. But those gaps often resurface later, especially when a landlord wants certainty, an asset is being refinanced, or a dispute has started.

This is why SAS is structured as a specialist property management firm.

Commercial and retail property management is the discipline, not a sideline.

For commercial and retail investors across South-East Queensland, the standard worth looking for is not just a manager who knows the rule, but a manager with the systems to make sure the rule is followed.

21/05/2026

🏡 Looking for a rental in Brisbane or on the Gold Coast?

Upcoming inspections:

📍 𝗛𝗲𝗻𝗿𝘆 𝗦𝘁𝗿𝗲𝗲𝘁, 𝗖𝗼𝗼𝗺𝗲𝗿𝗮: 𝟰 𝗯𝗲𝗱, 𝟮 𝗯𝗮𝘁𝗵 𝗵𝗼𝘂𝘀𝗲
Friday 22 May, 4.15pm – 4.30pm

📍 𝟭𝟰 𝗠𝗼𝘂𝗻𝘁𝗳𝗼𝗿𝗱 𝗥𝗼𝗮𝗱, 𝗡𝗲𝘄 𝗙𝗮𝗿𝗺: 𝟮 𝗯𝗲𝗱, 𝟭 𝗯𝗮𝘁𝗵 𝗵𝗼𝘂𝘀𝗲
Sunday 24 May, 10.00am – 10.15am

Also available by appointment:

📍 𝟮𝟭 𝗕𝗮𝘆𝘃𝗶𝗲𝘄 𝗦𝘁𝗿𝗲𝗲𝘁, 𝗥𝘂𝗻𝗮𝘄𝗮𝘆 𝗕𝗮𝘆: 𝟮 𝗯𝗲𝗱, 𝟮 𝗯𝗮𝘁𝗵 𝘂𝗻𝗶𝘁

📍 𝟮𝟲𝟯𝟯 𝗚𝗼𝗹𝗱 𝗖𝗼𝗮𝘀𝘁 𝗛𝗶𝗴𝗵𝘄𝗮𝘆, 𝗕𝗿𝗼𝗮𝗱𝗯𝗲𝗮𝗰𝗵: 𝟮 𝗯𝗲𝗱, 𝟭 𝗯𝗮𝘁𝗵 𝘂𝗻𝗶𝘁

Share or tag someone who might be looking!

20/05/2026

𝗪𝗵𝗲𝗻 𝘄𝗮𝘀 𝘆𝗼𝘂𝗿 𝗿𝗲𝗻𝘁 𝗹𝗮𝘀𝘁 𝗽𝗿𝗼𝗽𝗲𝗿𝗹𝘆 𝗿𝗲𝘃𝗶𝗲𝘄𝗲𝗱?

Not just looked at - actually reviewed with comparable data, the lease terms considered, and a documented recommendation made?

This is one of the most common issues we see when we start managing a property. Rents that have quietly drifted below market. Not because the owner didn't care, but because the review never happened properly.

A correct rent review should consider:
✔ Current lease terms and timing under Queensland tenancy legislation
✔ Comparable leased properties — not just advertised rents you find online
✔ Tenant payment history and quality
✔ Vacancy risk in the local area
✔ The property's current condition
✔ Whether the timing works in your favour as the owner

The issue is rarely one missed review. It is usually 12 to 18 months of small missed opportunities compounding quietly - while you assume everything is being handled.

The difference between a correctly reviewed rent and a drifting one can be thousands of dollars a year.

If you are not sure when your property was last properly reviewed - or what data was used to support it - it is worth asking the question now.

We are happy to take a look. Message us or call 07 5564 8105.

15/05/2026

🌊 Wake up to ocean views in the heart of Broadbeach.
This stunning 11th-floor apartment at Bel Air Resort is everything the Gold Coast lifestyle promises — and it's available now.

📍 1112A/2633 Gold Coast Hwy, Broadbeach
✅ 2 bedrooms | 1 bathroom | Fully furnished
✅ Private balcony with coastal & ocean views
✅ Air conditioning, ceiling fans, internal laundry
✅ Secure undercover parking
🏊 Resort facilities: pools, spa, sauna, gym & BBQ areas
🚶 Walk to Kurrawa Beach, Pacific Fair & Broadbeach dining strip
🚋 G:Link light rail at your doorstep

Know someone who'd love beachside living? Tag them below 👇

📋 Viewings by registration only — sign up in the link below, or call 07 5564 8105 or 0412 621 258

🔗 Full listing + photos: https://www.realestate.com.au/property-apartment-qld-broadbeach-444155080

Managed by SAS Property Managers

Register for our viewings by calling 0755648105 or 0412621258 we would love to show you this property.Wake up to ocean breezes and enjoy the best of the Gold Coast lifestyle from this beautifully positioned apartment just moments from the sand in the heart of Broadbeach. Set within the pop...

09/05/2026

Mother’s Day has us thinking about the women who help make SAS Property Managers what it is.

Every good team has its mother hens. Ours are Cheryl and Bridget - the calm, steady, deeply experienced women who have seen just about everything, know exactly what to do when things get complicated, and quietly keep the standards high around them.

We’re also lucky to have Brittney, Danica and Yasmina - all mothers themselves, and all deeply committed to their work, their clients, and the team.

They each carry a lot. Much of it quietly. All of it with care, discipline and pride.

Happy Mother’s Day to every mum, grandmother, mother figure and carer in our community.

We hope you feel properly celebrated this weekend ❤️

- the team

05/05/2026

Most landlords don’t find out their property wasn’t being managed properly until something goes wrong.

By then, it’s a water damage claim, a QCAT dispute, or a bond they can’t recover.

A thorough routine inspection should catch problems before they become expensive ones:
• water ingress
• lease compliance drift
• maintenance not followed through
• documentation that won’t hold up as evidence

We’ve seen good landlords lose valid bond claims because their inspection history didn’t hold up.

Ours is built to.

Not sure how your property or portfolio is being managed?

SAS can review the key risk areas — leases, arrears, compliance and maintenance — within 48 hours.

Send us a message.

02/05/2026

🌊 WAKE UP TO THESE VIEWS – AVAILABLE NOW

This is the one you’ve been waiting for.
Level 11. Panoramic Broadwater views. Massive balcony.

📍 21 Bayview Street, Runaway Bay
💰 $890 per week
🗓 Available NOW

✨ What makes it stand out:
• Unreal water views from living + bedrooms
• Huge balcony – perfect for entertaining 🌅
• 2 bed | 2 bath | secure parking
• Light-filled open living
• Resort-style building (pool, gym, tennis court)

📍 Walk to cafes, shops & everything

⚡ Just repositioned to lease immediately – this WILL go quickly at this price

👉 INSPECTION: Wednesday 6 May, 4:15pm (or sooner)
📞 Call or text to register: 07 5564 8105 / 0412 621 258

📩 Or message us NOW to secure your spot

🔗 https://www.realestate.com.au/property-unit-qld-runaway+bay-439738656

30/04/2026

Something we hear often when we take on a new property.
"Everything seemed fine."

In most cases, it probably did. The rent was landing. Nobody was calling with complaints. The inspection report came through — a page or two, a few photos, a tick in each box.

Fine, on the surface.

Here's what we've found when we've actually looked closely at those files:
📋 Rent not reviewed in 18 months — in a market that had moved significantly. Nobody flagged it. Nobody asked.
📋 Leases that had rolled to periodic — sometimes for years — without an active renewal conversation. Under Queensland's 2024 reforms, that creates legal implications most owners aren't prepared for.
📋 Entry condition reports that couldn't support a bond claim if one was ever needed. Three pages, a handful of photos, no real baseline record of the property's actual condition.
📋 Maintenance requests that had been acknowledged — and then sat there.
None of this feels dramatic in the moment. It accumulates quietly.

The investors who discover these gaps usually do so at exactly the wrong time — when a tenancy ends, a dispute arises, or when they try to refinance.
By then, some of it can't be fixed. It can only be absorbed.

𝗚𝗼𝗼𝗱 𝗺𝗮𝗻𝗮𝗴𝗲𝗺𝗲𝗻𝘁 𝗶𝘀 𝗶𝗻𝘃𝗶𝘀𝗶𝗯𝗹𝗲 𝘄𝗵𝗲𝗻 𝗶𝘁'𝘀 𝘄𝗼𝗿𝗸𝗶𝗻𝗴. 𝗕𝗮𝗱 𝗺𝗮𝗻𝗮𝗴𝗲𝗺𝗲𝗻𝘁 𝘀𝗵𝗼𝘄𝘀 𝘂𝗽 𝗲𝘃𝗲𝗿𝘆𝘄𝗵𝗲𝗿𝗲.

If you've ever had that sense that something with your property management isn't quite right — even if you can't name what — what made you feel that way?

📧 [email protected] | 📞 07 5564 8105

25/04/2026

𝗔 𝗥𝗮𝗿𝗲 𝗛𝗶𝗻𝘁𝗲𝗿𝗹𝗮𝗻𝗱 𝗥𝗲𝗻𝘁𝗮𝗹 – 𝗦𝗽𝗮𝗰𝗲, 𝗣𝗿𝗶𝘃𝗮𝗰𝘆 & 𝗣𝗼𝗻𝗱 𝗩𝗶𝗲𝘄𝘀

Set in a quiet, private pocket of Mudgeeraba, Berrigans Road offers something that’s becoming incredibly hard to find — space, character, and a genuine connection to the outdoors.

The elevated front porch overlooking the pond is the heart of the home. It’s where mornings start, afternoons slow down, and weekends naturally unfold.

𝗜𝗻𝘀𝗶𝗱𝗲, 𝘁𝗵𝗲 𝗹𝗮𝘆𝗼𝘂𝘁 𝗴𝗶𝘃𝗲𝘀 𝘆𝗼𝘂 𝗳𝗹𝗲𝘅𝗶𝗯𝗶𝗹𝗶𝘁𝘆 𝘄𝗶𝘁𝗵𝗼𝘂𝘁 𝗰𝗼𝗺𝗽𝗿𝗼𝗺𝗶𝘀𝗶𝗻𝗴 𝗰𝗼𝗺𝗳𝗼𝗿𝘁:
• 4 bedrooms + dedicated study
• Separate sitting area
• Open-plan living with fireplace
• Air conditioning + NBN connected

𝗢𝘂𝘁𝘀𝗶𝗱𝗲 𝗶𝘀 𝘄𝗵𝗲𝗿𝗲 𝘁𝗵𝗶𝘀 𝗽𝗿𝗼𝗽𝗲𝗿𝘁𝘆 𝗿𝗲𝗮𝗹𝗹𝘆 𝘀𝘁𝗮𝗻𝗱𝘀 𝗮𝗽𝗮𝗿𝘁:
• Large private lawn and garden (maintenance included)
• Room for kids, pets, and outdoor living
• Horse-friendly environment

There’s also an oversized lockable garage with workbench space — ideal for storage, projects, or anyone who needs more than just a standard setup.

All of this, just minutes from Mudgeeraba village, schools, shops and the M1.

Properties like this don’t come up often — and they don’t last.

📍 𝗕𝗲𝗿𝗿𝗶𝗴𝗮𝗻𝘀 𝗥𝗼𝗮𝗱, 𝗠𝘂𝗱𝗴𝗲𝗲𝗿𝗮𝗯𝗮
🗓 𝗢𝗽𝗲𝗻 𝗛𝗼𝗺𝗲: 𝗠𝗼𝗻𝗱𝗮𝘆 𝟮𝟳 𝗔𝗽𝗿𝗶𝗹 | 𝟰:𝟭𝟬𝗽𝗺 – 𝟰:𝟯𝟬𝗽𝗺

𝗩𝗶𝗲𝘄 𝗹𝗶𝘀𝘁𝗶𝗻𝗴: 𝗵𝘁𝘁𝗽𝘀://𝘄𝘄𝘄.𝗿𝗲𝗮𝗹𝗲𝘀𝘁𝗮𝘁𝗲.𝗰𝗼𝗺.𝗮𝘂/𝗽𝗿𝗼𝗽𝗲𝗿𝘁𝘆-𝘂𝗻𝗶𝘁-𝗾𝗹𝗱-𝗺𝘂𝗱𝗴𝗲𝗲𝗿𝗮𝗯𝗮-𝟰𝟰𝟰𝟬𝟰𝟵𝟭𝟯𝟮

If you’ve been waiting for something different, this is it.