Promoted by loans.com.au
In property investing, a “set-and-forget” strategy may not always be the most effective approach. Prices move quickly, tenancy rules continue to evolve, and new opportunities emerge.
So rather than making vague promises like “buy another property” or “get a better tenant”, you could turn 2026 the year you run your portfolio like a business: clear targets, tight systems, reliable cash flow, and decisions made on reason – not speculation.
Before we get into it, note that this is general information only, not financial advice. Your circumstances, property, state, rules, and loan setup matter, so use this framework and get tailored guidance from the right licensed and qualified professionals where needed.
Resolution 1: Audit every property like you own a small business
Most investors can tell you their interest rate and maybe their weekly rent. Fewer can tell you what each property is actually doing for them.
Start 2026 with a one-page “portfolio dashboard” for each property:
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Net yield after all costs (not just gross rent) – Interest, property management, insurance, council rates, water charges, strata, maintenance, land tax (if applicable), and a realistic vacancy allowance.
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Cash buffer runway – How many months can you hold the property if something goes wrong (tenant leaves, repair bill lands, income changes)?
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Risk snapshot – Age/condition of the property, upcoming capex (hot water, roof, electrical), and local vacancy/tenant demand signals.
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Purpose check – Is it primarily a growth play, a yield play, or part of a longer strategy (renovation uplift, subdivision potential, retirement income)?
When you see it all in one place, patterns appear fast. You’ll usually uncover a “hero” (quietly performing), a “passenger” (fine, but not pulling its weight), and a “problem child” (costly, stressful, and not strategically justified) in your portfolio.
Resolution 2: Stress-test cash flow against real-world constraints
Some investors budget based on their current repayment, then get shocked when they can’t refinance or expand. That’s because serviceability is assessed using lender policies and buffer, not your personal comfort level.
A portfolio can look fine in a good month and shaky in a bad quarter. Don’t just guess when you can run a stress test. Try scenarios like:
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Interest rates rising (or staying higher for longer)
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Insurance costs increasing
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One month of vacancy
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A major repair happening at the worst possible time
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Any looming loan events: Fixed rate or interest-only period ending (if you’re on one)
A key mindset shift: your borrowing power is shaped by lender assessment rules, not just what you can pay today. That means strong buffers matter – not only for sleep, but for flexibility.
Resolution 3: Treat tenancy compliance as a system
Compliance isn’t glamorous, but it’s one of the fastest ways to reduce risk. Tenancy rules also vary by state and can change over time, so investors who “set and forget” can get caught out.
Create a simple compliance calendar:
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Smoke alarm and safety check dates
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Lease end dates and renewal windows
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Planned rent review dates (with market evidence ready)
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Insurance renewal reminders
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Routine inspection schedule
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Key maintenance checks (gutters, pest, hot water service)
Good compliance protects you in disputes, improves the tenant experience, and reduces the risk of costly mistakes. Your property manager should be your partner here, and if they’re vague on your obligations, that’s a sign to ask harder questions.
Resolution 4: Get your tax house in order before EOFY chaos
The best tax outcomes usually come from good systems – not last-minute scrambling. And because tax outcomes depend on your circumstances, this is an area where tailored advice can be especially valuable.
Set up a basic workflow now:
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One property email folder (or inbox label) for all bills and correspondence
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Digital storage for receipts and invoices
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A running log of repairs, maintenance, and upgrades (with dates and descriptions)
Why the detail? Because the distinction between repairs/maintenance and improvements can affect how costs are treated, and the evidence trail matters.
If you’ve renovated or added assets, review whether your depreciation schedule is up to date. The ATO outlines how deductions may apply to depreciating assets in rental properties and the need to keep records showing how you worked out the decline in value.
And if your property use has changed (for example, renting out part of a home), it’s worth getting tailored tax advice early so you understand any flow-on impacts.
Resolution 5: Upgrade for resilience (maintenance, insurance, liveability)
In 2026, “good enough” properties can struggle against rising expectations and higher holding costs. Resilience upgrades aren’t about luxury; they’re about protecting occupancy and reducing nasty surprises.
Consider starting with:
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Preventative maintenance (plumbing, electrical, roof checks, gutters, pest inspections)
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Safety and functionality fixes that reduce tenant churn
Then review insurance properly:
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Are you underinsured on rebuilding costs?
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Do you understand what your landlord cover includes (rent default, malicious damage, legal liability)?
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Would you be comfortable with your excess and exclusions if something happened tomorrow?
Finally, consider practical upgrades that improve tenant appeal and durability – the kind that keeps good tenants longer and reduces vacancy risk.
Resolution 6: Professionalise your team
A strong team doesn’t guarantee returns, but a weak team can quietly drain them.
In 2026, hold your team to a standard:
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Property manager: leasing speed, arrears management, inspection quality, rent review evidence
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Accountant: proactive advice, clear record-keeping expectations
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Broker: scenario modelling, not just product chasing
Take this into consideration: If you don’t feel informed, you’re likely not.
And schedule proactive check-ins with your broker and accountant, not just “when something breaks”.
The 2026 investor mindset
The investors who win over time usually aren’t doing anything dramatic. They’re just consistent: measuring performance properly, protecting cash flow, staying compliant, and making deliberate decisions. That’s not hype – it’s how property investing becomes calmer, stronger, and more profitable over the long run.
Image by Freepik modified on Canva
