Icing on the Cupcake

Victoria’s latest rental reforms, including strengthened minimum property standards, are placing significant pressure on property managers. While designed to improve safety and livability for renters, the rapid rollout and inconsistent communication have left many navigating a complex, high-stress environment.

Barry Plant Franchise Development Manager for Property Management, Megan Kimpton, described the mood in the industry as “stressed and uncertain.”

“The changes were announced in February to take effect between then and 25 November,” she said. “We didn’t receive further clarification from Consumer Affairs Victoria until about a week before. Some standards began immediately, while others are delayed until 31 March 2026. Preparing owners, renters, and businesses under these conditions has been incredibly challenging.”

Property managers have also become the primary educators for property owners, often without wider public explanation of the reforms.

“Owners are frustrated,” Megan explained. “They want their properties safe and habitable, but logistics can be difficult depending on market conditions or personal circumstances. The onus of explaining these changes has largely fallen on property managers, on top of their regular workload.”

This dual role as educator and enforcer has left property managers balancing compliance, renter safety, and landlord expectations, often under intense emotional pressure. “Property managers do not make the rules,” Megan said. “They’re trying to help owners comply and keep renters safe, but many clients are hearing this information for the first time, which can feel like another cost without enough notice.”

Communication gaps have added another layer of challenge, with even call centre staff at the regulator finding it difficult to become fully familiar with the changes in such a short time.

“With so much new information coming through at once, property managers were reaching out to the regulator helpline for guidance, while the helplines themselves were also working to find out the most accurate advice. Everyone is doing their best, but introducing these changes with such limited lead time has created unintended consequences for all,” Megan said.

More changes are expected in 2026 and beyond, including a prescribed rental application form, potential portable bond schemes, and energy-efficiency requirements, each adding further complexity and administrative demands.

Against this backdrop, Barry Plant HQ has stepped up with extensive training and resources. “We’ve held six dedicated sessions in the past eight weeks, including town halls, expert Q&As, and updates to all our documentation,” Megan said. “Our property management community also shares questions and solutions constantly. It’s about ensuring no one faces these changes alone.”

To acknowledge the emotional toll, HQ organised a statewide cupcake delivery for property management teams. “Many of the property managers I spoke to were close to tears,” Megan said. “They’re under enormous pressure from clients, renters, vacancies, and daily operations. The cupcakes were a small gesture to say, ‘We see you, we care, and we back you.’”

Barry Plant CEO Lisa Pennell described the cupcakes as “a small but meaningful show of appreciation for integral members of the Barry Plant family who continue supporting owners and renters under challenging circumstances.”

Property Compliance Victoria (PCV) has also partnered with Barry Plant to deliver Minimum Standards checks across rental properties, easing pressure through clear reporting, statewide coverage, and on-the-ground support. As a further show of support, PCV helped deliver thousands of cupcakes to Barry Plant offices. Craig Topp, Sales Director at PCV, said:

“Delivering cupcakes was simply a way to say thank you. Minimum Standards have added real operational strain, and property managers deserve recognition. Our partnership is built on shared values: professionalism, care for renters and rental providers, and lifting compliance standards across the industry.”

For many property managers, the support has been invaluable. “Solo managers often don’t have a team to bounce questions off,” Megan said. “Knowing HQ is there with forms, legislation guidance, and resources is like having an invisible team member.”

As Victoria’s rental landscape continues to evolve, property managers remain on the frontline, balancing compliance, education, client relationships, and service delivery in an increasingly complex environment. While the challenges are significant, strong networks and visible leadership support are helping them navigate one of the most demanding periods the profession has faced.