SIERA Property Management
How a renter moves from an enquiry on a portal to keys in hand, the platforms that carry each step, the sequence behind a new tenancy, and the programme to bring it all online ahead of settlement.
SIERA Property Group · September 2026
Enquiry to move in, eight stages
Every residence follows the same eight stages. The front end carries enquiry, contact and inspection. The application is handled in a dedicated applicant platform. Everything from the owner's decision through to move in is carried in our property management system, so the tenancy, the trust accounting and the owner relationship all sit in one place.
Stage 1
Front endEnquiry
Enquiries from the portals are captured automatically, tagged to Tapestry with their source and enquiry detail, and routed to the Residence Manager.
Stage 2
Front endContacted
The Residence Manager responds with what is available and the open home times, from within the system so the history stays on the contact.
Stage 3
Front endInspection
Registration on arrival by QR code, attendance recorded against the contact on the spot, and reminders issued beforehand.
Stage 4
2ApplyApplication
Invitation to apply, online or on paper. Identity, affordability, references and a national tenancy database check are all completed inside the application.
Stage 5
AiloOwner Approval
A shortlist is prepared and presented to the owner. The owner chooses. The decision to present sits with the Residence Manager; the decision to accept sits with the owner.
Stage 6
AiloApproved
The owner's decision triggers the tenancy sequence. The successful applicant is notified.
Stage 7
AiloLease Signed
The tenancy agreement is generated, issued for electronic signature, and the bond lodged with the Residential Tenancies Authority.
Stage 8
AiloMove In
Keys handed over with the welcome pack, building system access, lift and loading dock bookings, utility connection and appliance manuals.
Enquiries that do not convert are not discarded. Applicants who miss out on one residence are retained, matched to others as they become available, and notified of new listings and open homes as the building fills.
The tenancy sequence
Stages five to eight above are four boxes. In practice each new tenancy runs as a single managed sequence, where completing one step prompts the next, so nothing depends on memory and every tenancy is set up the same way.
In the order the work happens
| Platform | What It Carries | Detail |
|---|---|---|
| REA and Domain realestate.com.au and domain.com.au |
Advertising. Where a residence is published and where enquiry originates. | Listings run at building level by residence type in the opening campaign, so demand can be read across the building before individual residences are brought to market. |
| HubSpot | Marketing, nurture and segmentation. Candidate for enquiry, contact and inspection, stages one to three. | Already the system behind SIERA's sales enquiry. Rental enquiry sits alongside it, so a resident who later wants to buy in the building is already known to us. |
| IRE Inspect Real Estate |
Listing distribution, enquiry capture and open home management. Candidate for stages one to three. | The specialist rental enquiry and inspection platform. 2Apply is its own application product, so enquiry through to application runs as one system. |
| 2Apply | The tenancy application. Stage four. | Applicant profile, supporting documents, affordability and references, completed online or on paper. |
| TICA tenancy default database |
Applicant screening at the point of application. | The national database checked before an applicant is presented to an owner. The check is run inside the application itself. |
| Ailo | Owner approval through to move in, then the tenancy itself. Stages five to eight. | Rent, trust accounting, owner disbursements, inspections and compliance. Owners and residents each have their own app, which is a deliberate part of how we manage the relationship. |
| Realworks | Queensland forms. The Form 6 management appointment before listing, and the Form 18a tenancy agreement at stage seven. | Connected to Ailo so tenancy and ownership detail populates the forms directly and signature status flows back. |
| RTA Residential Tenancies Authority |
Bond lodgement and the statutory tenancy framework. Stage seven. | The Queensland authority holding every rental bond. Bonds are lodged on signing and held until the tenancy ends. |
| MYBOS building operations platform |
Building management and resident services. Stage eight onward. | Already running at Tapestry. Issued to residents at move in for bookings, maintenance requests and building information. |
The front end, stages one to three, is under final selection between HubSpot and Inspect Real Estate. Whichever carries it, enquiry flows through to the marketing database, so the resident record is complete from first enquiry through to the end of the tenancy.
Through to first residents
September
Leasing operation established. Platforms selected and configured, owner appointments issued, opening campaign built.
Mid September
Expressions of interest open. Enquiry gathered at building level to establish demand by residence type ahead of individual listings.
1 October
Listings live and inspections open, four weeks ahead of settlement.
From 7 October
Inspection programme running, applications received and assessed, shortlists presented to owners.
October
Owner approvals, tenancy agreements issued and signed, bonds lodged.
From 23 October
Settlement, then residents move in.
The opening period of expressions of interest is deliberate. Gathering enquiry at building level before individual residences are listed means inspections begin against a known audience, and rental positioning for each residence is set against real demand rather than an estimate.
What is being put in place
| Item | Status | Detail |
|---|---|---|
| Property management entity and trust account | To be finalised | The dedicated entity and its statutory trust account, through which all rent and owner disbursements are held and paid. |
| Corporate real estate licence | To be finalised | The licence under which management appointments are held. |
| Owner engagement | Complete | All investor owners in the building have been contacted individually and their intentions confirmed. |
| Management appointments issued | In progress | Form 6 management agreements issued to owners for review and signature, establishing SIERA as the appointed agent. |
| Property management system onboarding | In progress | Configuration, migration and team training on Ailo, ahead of the first tenancies. |
| Enquiry and inspection platform | To be finalised | Final selection between HubSpot and Inspect Real Estate for stages one to three, and its connection into the marketing database. |
| Rental listing accounts | In progress | Publishing accounts on realestate.com.au and Domain for the SIERA Property Management rent roll. |
| Opening campaign | In progress | Listing copy, photography and artist's impressions for the two and three bedroom residences, built around the building's amenity. |
| Tenancy documentation | In progress | Special conditions for the tenancy agreement, building by-laws and the process for issuing them, and bond lodgement registration. |
| Building operations readiness | In progress | Opening checklist with the building management team, and appointment of the building's service contractors. |
Who carries what
| Role | Responsibility |
|---|---|
| Residence Manager | The leasing campaign end to end, and the day to day relationship with owners and residents. Enquiry, inspections, applications, owner approvals and tenancy management, alongside the building operations team. |
| Business Operations | Licensing, systems configuration and the platforms behind the pipeline. |
| Digital Marketing | Listing accounts, campaign delivery and the advertising across the portals. |
| Finance | The entity, the trust account, and the accounting and compliance obligations that sit with a licensed agency. |