Property managers

Property managers work for registered land agents and manage residential or commercial properties. They must be registered.

Sales representatives who manage properties need to apply to have the property manager condition added to their existing registration.

Who needs to register

Anyone doing these tasks needs to be fully registered:

  • signing agency agreements
  • performing appraisals
  • conducting inspections
  • negotiating leases.

Who doesn't need to register

Apply for registration

To apply you must:

  • provide proof you've completed the relevant qualifications or be enrolled and working towards a relevant qualification (this enables trainee registration)
  • have a police clearance no more than 12 months old
  • be 18 years of age or over.



Check you have the right qualifications to register.

Property manager qualifications (273 KB PDF)

If you haven't completed the relevant qualifications you can apply for a property manager registration with a condition ‘under supervision’.

You will need to:

  • provide proof you're enrolled in one of the qualifications
  • complete the required training within 12 months
  • lodge an application to ‘vary an existing licence’ and pay the relevant fee to have the condition removed from your registration.

If you already have an interstate licence, you can apply for mutual recognition so your current licence will be recognised in South Australia.

If you're an interstate applicant, and not applying through mutual recognition, you'll need to provide evidence that you intend to work as a property manager in South Australia.

Interstate property managers working in SA  (116.9 KB PDF)

Trainee registration

If you have a property manager registration ‘under supervision’ you must work under the direct supervision of:

  • a registered agent
  • a registered property manager who has been a property manager for at least 2 years
  • a registered sales representative who has been registered for at least 2 years and has the additional condition of ‘registered property manager’.

You must be accompanied by one of these registered individuals at all times when performing the functions of a property manager, including:

  • conducting inspections
  • making statements or claims about a property or agreement to prospective or existing tenants or landlords
  • negotiating or granting leases, tenancy agreements or licence arrangements
  • ensuring terms and conditions of a lease or agreement are being met.

Direct supervision can't be provided online.

You don't need to be directly supervised if you are performing administrative tasks that do not require a property manager registration such as:

  • taking calls
  • arranging maintenance appointments
  • handling trust money
  • assisting with the preparation of forms and agreements for approval by the agent or property.

Offences and convictions

You may not be able to register if you (or a director of the company) has been convicted of an 'indictable offence' of dishonesty, or convicted of a 'summary offence' of dishonesty within the past 10 years.

Police clearance

Include with your application a copy of your National Police Certificate (NPC) no more than 12 months old.

Apply for an NPC through:

You do not need an NPC if you:

  • are director of a company listed on the Australian Stock Exchange
  • have lodged an NPC with CBS within the last year
  • are an overseas resident and have never lived in Australia
  • have held a licence within the last year and are applying for an equivalent licence
  • have already supplied an NPC for a different licence issued under the Land Agents Act 1994.


Property manager registration typeFee
New application $338.00
Pre-grant fee (paid with new application) $222.00
Total fee payable for new application (includes 1 year registration*) $560.00
Total fee payable for new application (includes 1 year registration) 
(Interstate or NZ licence recognised in SA)
Application to vary a registration - ie remove 'under supervision' or trainee condition $143.00

Digital licences

All real estate registrations are now digital and a physical card is not required. You can download your licence or registration to an Apple or Android smart phone or tablet using the mySAGOV app.

Once registered in the app, press the '+' button in the top right corner, select your 'occupational licence' type, then enter the licence/registration number requested along with your client ID.

Your client ID can be found in the Consumer and Business Services licence register.

If there are situations where digital display is not possible - eg no internet coverage or a faulty phone - CBS officers checking for compliance will use alternative methods to check you are appropriately registered.

Changes that affect registration

Notify CBS within 14 days if you have committed an offence or have had legal restrictions placed on your work or business, such as bankruptcy, financial receivership, suspended or disqualified work licence.

You will also need to advise CBS when you:

Contact CBS

Online: Contact CBS

Phone: 131 882

GPO Box 1719
Adelaide SA 5001

Related information

    On this site

    Working in real estate

    Other websites

    Property manager responsibilities - CBS YouTube

    Check registration processing times - CBS

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    Page last updated 12 May 2023

    Provided by:
    Attorney-General's Department
    Last Updated:
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