5 things to check before you buy a rent roll (that most buyer miss)

Buying a rent roll sounds simple, right? Find a portfolio, sign the cheque, and start collecting management fees. But the reality? The difference between a smart buy and an expensive headache often comes down to the details.

Here are five often-overlooked things savvy buyers always check:

1. Client Retention Risk

A rent roll isn’t worth much if landlords start walking out the door after settlement. Ask about historical retention rates, any recent service changes, or big landlords (owning multiple properties) who might take their business elsewhere.

2. Arrears & Bad Debt

Check how many tenants are behind on rent, how long those arrears have been outstanding, and the agency’s process for recovering them. You don’t want to inherit someone else’s overdue headaches.

3. Fee Structure & Discounts

Not all management fees are equal. Watch out for discounted fees, waived letting fees, or unusual service inclusions that could drag down your income — and the true value of the roll.

4. Lease & Property Mix

Look beyond the headline number of properties. Are they mostly short-term leases? Student rentals? High-maintenance properties? A portfolio weighted heavily toward harder-to-manage properties may need more staff time (and cost more to run).

5. Compliance & Paperwork

Request sample management agreements, trust account audits, and compliance documentation. Missing or outdated paperwork can slow settlement, scare lenders, and leave you exposed to legal issues.

Pro tip: A proper due diligence checklist is worth its weight in gold. Need help reviewing a potential purchase? That’s exactly what we do.