1. when warranted, increase the rent regularly, by small amounts, if your tenant gets a $10-15 increase every 6 months its not going to bother them as much as getting smashed with a $30-45 increase after 18 months. Make sure your PM increase rents by the correct amount when prices have increased regularly so you don't have to do a catch up big sum later.

2. When a rental increase is due, look at what can be improved or needs attention on the property. Has the tenant been complaining that the oven doesn't work properly, that the hot water system is old and unreliable, the side gate doesn't work efficiently, or the garage door gets stuck. Fixing something minor, means the tenant sees they are getting more for their buck, and a tradesman coming around to fix this issue the week before the letter to increase rent, they will be happier to accept it as the house has had an improvement. Also, when you know of non-urgent matters, try to keep them for that time, if the side gate needs to be replaced in the next 12 months, leave it until just before the rental increase, though remember things that cost under $300 per owner ($600 for a couple) can be claimed immediately so would best be done in Apr – June not July – Oct, so decide whether the immediate tax reduction or tenant satisfaction is worth more.