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In this episode of The Property Management Playbook, Andrew Nguyen and Rob unpack the landmark VCAT case of Zovi v Ray (2025), a decision that highlights the critical importance of following the correct legal process when seeking possession of a rental property.

Andrew and Rob also delve into the often-overlooked issue of subletting and the operation of section 91R, examining whether sub-renters can affect a landlord's ability to regain vacant possession. They discuss VCAT's approach to balancing the interests of landlords and renters, the significance of proper documentation, and why even well-intentioned actions can fail if the legal process is not followed correctly.

Whether you're a property manager, landlord, or real estate professional, this episode offers valuable insights into notices to vacate, possession proceedings, and the practical lessons that every property professional should take away.

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In this episode, host Andrew Nguyen sits down with Amy Blackburn for a thoughtful conversation about what great service really looks like in property management and how making a positive impact on others has shaped her career. With more than 20 years in the industry, Amy reflects on why she chose property management, the role that influenced her approach to service, how the industry has evolved over the years, and why supporting people remains at the heart of the profession. She also shares valuable insights into what leaders can do to better support and empower their teams.

Packed with experience, perspective, and practical insights, this is an episode property professionals won’t want to miss.

🎧 Tune in now to hear Amy’s journey and lessons from two decades in the industry.

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In this episode, Rob and Andrew explore a quirky section of the Residential Tenancies Act - Section 91ZK. What is it? And when will you use it?

This is a must-listen for property managers.

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What does great leadership look like in today’s property management landscape—and how do you sustain it over the long term?

In this episode, Andrew Nguyen sits down with Rachel Atkin from Harcourts, a seasoned industry leader with over two decades of experience. Rachel shares her journey into property management, the pivotal moments that shaped her career, and the people who influenced her leadership style along the way.

The conversation goes beyond career stories, diving into the real challenges leaders are facing right now—from navigating team pressures to adapting to an evolving industry. Rachel offers honest insights into the most common mistakes leaders make today, and how these can impact team performance and culture.

If you’re leading a team—or aspiring to—this episode is packed with thoughtful insights and real-world guidance from someone who’s been there and done it.

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Where does fair wear and tear end… and damage begin?

Andrew Nguyen and Robert Gallo explore this critical distinction and why it continues to create confusion across the industry.

More importantly, they share how property managers can use this understanding as a practical tool to guide conversations, reduce conflict, and make better decisions when it matters most.

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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.