Property maintenance South East Queensland
South East Queensland · Property Maintenance
Atlas
Rain
Property Services

12+ years of hands-on trade experience structured into an annual maintenance program built specifically for real estate agency rental portfolios across South East Queensland. No subcontractor roulette. No rotating tradies. One visit. A full condition report. Every standard maintenance item completed. Invoiced direct to your agency.

One call. Everything covered.

Book 30-min Discovery Call Or call (07) 4803 5084
12+
Years on the Tools
48h
Report Delivery
1
Point of Contact
Licensed Electrical Contractor ESOQ
Within QBCC thresholds
Fully Insured
A trading name of Rhyall Pty Ltd
ABN 21 624 379 040
South East Queensland
Always Answered
Rhys Halliday Atlas Rain Director
Rhys Halliday
Founder & Director · Atlas Rain Property Services
About Atlas Rain
Built on real
trade experience.

Atlas Rain was founded by Rhys Halliday — a Director with over 12 years of hands-on experience across the construction and trade industry. This isn't a management company that coordinates work from a distance. This is someone who has done the work.

From garage door and gate automation to gutters, AC hygiene, lawn maintenance, and general repairs — that breadth of experience is what makes the annual portfolio model genuinely work. We know what good maintenance looks like, what gets missed, and what costs landlords money when it's left too long.

That knowledge is now structured into a service model built specifically for real estate agencies — property condition reporting and physical maintenance in a single annual visit, fixed pricing, one accountable contact.

Garage Doors & GatesAC HygieneGuttersHandymanLawnsPressure WashingBlinds & FurnishingsCondition Reports
Founder Portrait
Coming Soon
A note from the Director

After twelve years on the tools — gates, garage doors, gutters, electrical, repairs across hundreds of SEQ properties — it became obvious that the way maintenance is currently coordinated for agency portfolios isn't broken because tradies are bad. It's broken because the model is wrong.

A different tradesman on every call. No accountability between visits. Reactive callouts instead of preventative maintenance. Reports that never get written. Per-hour billing that rewards the slowest hands. Landlords paying twice for things that should have been caught months earlier.

Atlas Rain is the version of property maintenance I wanted to exist when I was on the tools. One name. One annual program. Real reports. Fixed pricing. Built specifically for the SEQ agency PM. — Rhys

Rhys Halliday
Founder & Director · Atlas Rain Property Services
The Process
Signed, scheduled,
and running in days.

No complicated onboarding. Send us your portfolio list and we handle the rest — scheduling, tenant coordination, condition reports, and invoicing.

01
Discovery Call
20 minutes. We understand your portfolio — property types, locations, current pain points — and explain exactly how the program works for your agency.
02
Portfolio Proposal
Fixed-price proposal built around your portfolio and chosen package. Clear scope, clear cost — no surprises mid-year.
03
We Visit & Document
Full condition report and all standard maintenance in a single visit. 40+ timestamped photos. Written report within 48 hours.
04
Report. Invoice. Repeat.
Invoice issued same day. Net 14 days to your agency. 335-day rebooking reminder so nothing falls through the gaps — year after year.
SEQ residential property
Property Condition Reporting
Trade maintenance work
Physical Maintenance Services
Lawn and garden maintenance SEQ
Lawns, Gardens & Grounds
What We Do
Full-scope property
maintenance.

All standard services included in the annual program. Additional items identified during the visit are quoted separately before any work proceeds.

Condition Report (Part A)
A professional photographic inspection and written report — delivered within 48 hours of every visit.
  • 40–60 timestamped photographs
  • Section-by-section ratings: Good / Fair / Poor
  • Priority action list: Immediate / 30-day / 90-day
  • Branded PDF within 48 hours
  • Archived for bond disputes and year-on-year comparison
Physical Maintenance (Part B)
All standard maintenance completed in the same visit. No separate bookings for routine work.
  • Gutter and downpipe clear and flush
  • Dryer vent service
  • Rangehood filter clean or replace
  • Exhaust fan service — all wet areas
  • Split-system AC hygiene clean (where installed)
  • Garage door or gate annual service (ESOQ licensed)
Garage Door & Gate Automation
One of the most common maintenance calls in any portfolio. We hold the licence to do it properly.
  • Annual lubrication and adjustment service
  • Auto-reverse safety function testing
  • Motor, limit switch, and sensor inspection
  • Remote and keypad service
  • Licensed Electrical Contractor — ESOQ
Lawn & Garden Maintenance
Regular or one-off scheduled alongside your annual plan — same supplier, less coordination.
  • Mow, edge, and blow
  • Garden bed maintenance and weeding
  • Hedges and shrub trim
  • Fortnightly or monthly schedule
  • Quoted per property
Pressure Cleaning
Periodic exterior cleaning to maintain presentation and prevent long-term surface damage.
  • Driveways and pathways
  • Patios and entertaining areas
  • Roof tiles and exterior walls
  • Fencing and retaining walls
  • Quoted per property based on area
General Handyman
Minor maintenance and repairs within scope. Small fixes that prevent bigger problems.
  • Globe and fitting replacement
  • Door and window adjustments
  • Blind and curtain inspection and repair
  • Minor repairs and surface touch-ups
  • Licensed trades referred where required
Packages
Three plans.
One reliable team.

All pricing from figures inclusive of GST — final price depends on property type, size, and add-ons. Net 14-day invoicing direct to your agency. The discovery call is where we scope your portfolio and confirm exact pricing.

On Demand
The Call-Out
When you need it, fast.
Quoted
Per job · No contract required
  • Single visit — any service
  • Full condition report (where required)
  • Garage door or gate service
  • AC hygiene clean
  • Lawn or pressure clean
  • Quoted upfront before work begins
Call to Book
Annual Program
The Rain Plan
Regular care, no surprises.
From $2,504
Per property, per year — includes 2 visits
  • Two visits per year — condition report each visit
  • Full photographic condition report — 48hr delivery
  • Gutter and downpipe clear and flush
  • Dryer vent, rangehood, exhaust fans
  • + AC hygiene clean from $110 per unit
  • + Garage door or gate service from $120
  • Net 14-day invoicing to your agency
  • 335-day rebooking reminder included
Enquire Now
Best Value
The Atlas Plan
Complete portfolio coverage.
From $4,800
Per property, per year — includes 4 visits
  • Four visits per year — condition report each visit
  • Double the visits — four condition reports per year
  • Priority scheduling across your portfolio
  • Dedicated agency contact — Rhys direct
  • Annual portfolio summary report
  • AC hygiene and garage/gate at package rate
  • First agency in your area gets preferred scheduling
Get the Atlas Plan
Pricing starts from the figures shown — apartments and units typically sit at the lower end, larger houses with pools, multiple AC units, and extensive grounds at the upper end. All invoices issued same day as visit. Net 14 days EFT. Certificate of Currency on request. Smoke alarm compliance and external blinds/awnings are outside current scope.
Why Atlas Rain
Not just another
maintenance company.

The property maintenance space is full of operators who coordinate work they've never done themselves. Atlas Rain is different.

01
12+ Years on the Tools
Most maintenance coordinators have never picked up a tool. Rhys has spent twelve years on them. The difference shows up in every job.
02
Report-First, Every Visit
Reactive maintenance costs landlords thousands when problems escalate quietly. We catch them at the report stage — before they become a claim.
03
Fixed Annual Pricing
Per-hour billing rewards slow work. Fixed annual pricing rewards finishing properly the first time. We chose the model that aligns our incentive with yours.
04
One Name, Every Property
The subcontractor roulette has no name on it — every call gets a different tradie, different quality, different price. Atlas Rain has one name. Rhys. On every property, every visit.
05
Licensed for Automation
Garage doors and gates make up a quarter of every portfolio's annual maintenance calls. Most general handymen can't legally touch them. We hold the ESOQ Restricted Electrical Licence — so we can.
06
Built for SEQ Agencies
Most trade businesses chase any work that walks through the door. Atlas Rain was built for one specific buyer — the SEQ agency PM managing a residential portfolio. That focus means we know your problems before you describe them.
Property inspection documentation
Service Area
Brisbane · Gold Coast
Sunshine Coast · Ipswich
Redcliffe · Logan
And surrounds across South East Queensland
Get in Touch
Always answered.
Call, text, or email.

Book a 30-minute discovery call online to walk through your portfolio. Call (07) 4803 5084 during business hours. Text 0427 069 629 for anything urgent outside hours. Email for quotes and proposals.

Licences & Compliance
  • Licensed Electrical Contractor — ESOQ (Gate & Garage Automation)
  • All work within QBCC unlicensed-work thresholds — no QBCC licence held; any work over threshold referred out
  • Public liability insurance — Certificate of Currency on request
  • ABN 21 624 379 040 — Rhyall Pty Ltd trading as Atlas Rain Property Services