How to Change Property Managers in NSW

1. Read your management agency agreement

Your starting point is the signed agreement between you and the current agency. Look for the duration, termination clause, required notice period, approved methods for serving notice and any amounts still payable.

The NSW Government’s landlord guidance on managing a rental property says a management agreement usually contains a notice-period clause and should be terminated in line with that clause. The Property and Stock Agents Regulation 2022 requires an agreement that provides for termination to say how and when it may be terminated.

2. Choose the incoming manager and agree on timing

Before the handover date, confirm the new agency’s service scope, fees, authority, reporting arrangements and start date in writing. Align the new start date with the expiry of the old agency’s notice period so responsibility is clear.

If the current agency and landlord both agree, NSW Government guidance says the management agreement can be ended at any time by mutual agreement. Do not assume this will happen—record any shortened notice or agreed end date in writing.

3. Give written termination notice

Follow the notice method stated in the agreement. Identify the rental property, cite the agreement, state the intended termination date and keep proof of delivery. Ask the outgoing manager to confirm the handover process and contact person.

A practical notice should also request the transfer of:

• all keys, remotes and access devices
• the signed tenancy agreement and condition reports
• tenant and owner ledgers, statements and invoices
• inspection reports, photos and maintenance history
• compliance records and relevant correspondence
• bond number and Rental Bonds Online details

4. Keep the tenant informed

The tenancy itself does not need to be ended just because management changes. The tenant should receive clear written information about the incoming agency, the effective date, contact details, repair reporting and where rent should be paid. The incoming and outgoing agents should coordinate the transition so rent and maintenance requests are not disrupted.

5. Update the rental bond record

NSW Government guidance says bond records need to be updated when management changes. An agent or landlord registered for Rental Bonds Online can notify the change there. Where a paper process is needed, NSW Fair Trading provides the Change of managing agent or owner form.

This is a change to the bond record, not a claim for the tenant’s bond and not a new bond simply because the agent changes.

6. Reconcile money and records

Before closing the outgoing agency’s file, compare the final owner statement and tenant ledger, confirm rent received around the transfer date, identify outstanding invoices and maintenance, and check that every key and document on the handover list has arrived.

A simple landlord checklist

1. Find the current management agency agreement.
2. Check notice, service method, fees and end-date requirements.
3. Appoint the incoming agent and agree on a start date.
4. Serve written termination notice and retain proof.
5. Arrange the records, keys, ledger and compliance handover.
6. Notify the tenant of the new management details.
7. Update the Rental Bonds Board record.
8. Reconcile the final statements and outstanding matters.