📋 Vic PMs know this conversation can go sideways

GOOD MORNING FROM ELITE AGENT 👋

TRUE OR FALSE?

In Canada, when a listing says “waterfront,” that means the property automatically gives your client control over the lake or river in front of it.
(Scroll to the bottom for the answer!)

In today’s edition of The Brief

• Why VIC rental reforms have put pressure on PMs

• Economists split on housing impact of budget tax overhaul

• How AI buyer personas transform listing presentations

Today’s read time: 5 minutes, 50 seconds

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PROPERTY MANAGEMENT

The compliance conversation every Vic PM dreads

Twenty years in property management teaches you how to deliver news no one wants to hear. But Sophie Kennedy-Rush, Director at Buxton Geelong, says nothing prepared her for the conversation she now has every single day – telling investors who've just spent $750,000 that their property can't be listed until it's fully compliant.

Before you can advertise, you must comply

Victoria's November 2025 rental reforms introduced something that caught many investors off guard: properties must now meet full compliance across four key areas before they can even be listed.

"In the past, we would advertise and then use that downtime to get these safety checks done," Sophie says.

"But now, everything needs to be finalised before we can even advertise."

Sophie is direct about why she won't take shortcuts. Miss one item, and owners face $11,000 in fines. Agencies? $56,000.

What you'll learn in the full article:

• The pre-settlement clause strategy: How to secure property access before vacancy starts

• The $150 liability transfer: Why this simple step protects agents and owners from five-figure fines

• Regional vs metro vacancy patterns: What the data reveals about reform impact across Victoria

• The industry turning point: Why Sophie says these changes pushed out many peers – and who stayed

The full article breaks down Sophie's step-by-step approach and reveals how to have these conversations without losing investor trust.

Read the full article

ICYMI, yesterday: The AI tools to help you with the Budget.

TOGETHER WITH EBM RENTCOVER

Why silence on insurance creates more risk than it removes

Avoiding insurance conversations may feel safer for property managers, but silence can actually increase risk for both landlords and agencies. The key is not giving advice, but providing clear, factual education about how insurance works in a rental context, including that coverage varies between policies and may not extend to issues like tenant damage or loss of rent.

When framed correctly, these conversations support informed decision-making without overstepping professional boundaries, and when documented properly, they also protect agencies if disputes arise later. Clear communication, not silence, is what reduces risk in the long run.

Want more guidance? Read more about EBM RentCover here.

BUDGET: ECONOMIST PREDICTIONS

Investor tax overhaul divides economists on house price outlook

Forecasts range from a 1 per cent dip to falls of up to 5 per cent as negative gearing restrictions take effect from May 12, with further capital gains tax changes due in 2027.

Economists are split on the Budget’s housing overhaul, with some expecting only a mild, gradual cooling in prices, while others warn it could reshape investor demand and weigh more heavily on growth over time.

THE AI EDIT

Stop selling to everyone - AI buyer personas are changing listings

In this special extended edition of The AI Edit, Samantha McLean shows agents how to use AI to identify likely buyers before a listing presentation, shifting away from generic marketing to a more targeted approach. Most agents still rely on standard marketing packages, which often leave results dependent on price or presentation. She argues the focus should start with understanding who the buyer is, not just how the property is marketed.

Using tools like Perplexity for property research and ChatGPT for persona creation, agents can build detailed buyer profiles and generate tailored listing copy and ads for each type of buyer. The workflow produces multiple buyer personas, personalised messaging, and a more targeted campaign. “What I want to teach you is a technique to be able to find buyers even when you think there are no buyers out there,” Sam says.

HOW IT SOLD

Terrace buyers created the competition this apartment needed

With two competing listings in the same complex and buyers in no rush, Dalton Stewart needed to manufacture momentum. His approach: introduce buyers from his recent terrace sales to the apartment campaign. Three serious offers emerged, and the Surry Hills property sold prior to auction for $1.4 million.

Stories like this build your online reputation long after the sold sticker comes down. Want yours told? getailsa.com

CELEBRITY HOMES

Third time’s the charm? Sally Jessy Raphael re-lists $7.9M manor

The Emmy-winning talk show host is making her third attempt to sell the Hudson Valley estate – now asking $7.9 million, down $2.4 million from her 2023 asking price. The 15,000-square-foot Elizabethan manor sits on 25 acres with a private chapel, 10 fireplaces, and a carriage house. The 12,000-square-foot stable alone is worth a look.

MOVERS + SHAKERS

All Properties Group becomes Avenue Property

The Queensland independent has rebranded after 19 years to unify its Logan and Gold Coast operations under one scalable identity. More here.

Highland hosts Blue Crew Conference 2026

The agency brought together teams from Gold Coast, Sydney and Southern Highlands offices for a day of collaboration featuring Josh Phegan, Anthony Bell and internal talent. More here.

Steven du Preez launches du Preez & Co on the Sunshine Coast

The former Chartered Accountant is bringing a data-driven approach to the beachside suburbs of Bokarina, Warana and Wurtulla with his boutique agency. More here.

Success doesn’t rest on weekends! 
Get the latest on top agent and agency moves every Sunday with our weekly roundup in Movers & Shakers. Subscribe now.

AGENTS ON SOCIAL

No agent was harmed in the making of this post … 🥷🏻🤷‍♀️

Seen an Agent On Social we should include? Let us know here (email link)

TRUE OR FALSE:

In Canada, when a listing says “waterfront,” that means the property automatically gives your client control over the lake or river in front of it.

And the answer is …

FALSE: While “waterfront ownership” is a powerful sales hook, it does not mean ownership or control of the adjacent water body. In Canada, lakes, rivers, and shorelines are typically Crown-owned or publicly held, with access, usage, and environmental rights regulated separately from the land title.

Wishing you a productive day!

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