If you are a Brisbane landlord who is frustrated with your property manager, you are not alone. Poor communication, missed maintenance, and below-market rents are some of the most common reasons investors decide to make a change. The good news is that switching property managers in Queensland is straightforward, and in most cases, you can do it with just 30 days notice.
This guide walks you through the exact process, including the paperwork, the timeline, and what happens to your tenants.
Step 1: Review Your Current Management Agreement
Before you do anything, dig out your current property management agreement. In Queensland, this is typically a Form 6 (Appointment of Agent). Look for two things:
- The notice period required to terminate. Most agreements require 30 days written notice, though some may specify 60 or 90 days.
- Any termination fees. Some agents include a termination or early exit fee. If your agent has failed to meet their obligations, you may have grounds to dispute this.
If you cannot find your agreement, ask your current agent for a copy. They are legally required to provide one.
Step 2: Choose Your New Property Manager
Start looking for a new property manager before you give notice to your current one. This ensures there is no gap in management. When evaluating a new agent, consider:
- Their communication style. Do they respond promptly? Are they proactive?
- Their local market knowledge. Do they specialise in your suburb or area?
- Their fee structure. Are fees transparent and clearly explained?
- Their tenant screening process. How do they find and vet tenants?
- Their inspection and maintenance procedures. How often do they inspect? How do they handle repairs?
Ask for a free rental appraisal so you can compare what your property should be earning versus what it currently earns.
Step 3: Give Written Notice to Your Current Agent
Once you have chosen a new property manager, you need to give your current agent written notice of termination. This should be a simple letter or email stating:
- Your name and the property address
- That you are terminating the management agreement
- The effective date (typically 30 days from the date of the letter)
- A request to hand over all property files, keys, and records to your new agent
Your new property manager will usually prepare this letter for you, so you do not need to write it from scratch.
Step 4: Sign a New Form 6 with Your New Agent
In Queensland, every property management appointment must be formalised with a Form 6 under the Property Occupations Act 2014. Your new agent will prepare this for you to sign. It sets out the terms of their appointment including management fees, letting fees, and the services they will provide.
Take time to read the Form 6 carefully. Ask questions about anything you are unsure of. A good agent will walk you through every clause.
Step 5: The Handover Process
Once the notice period expires, the handover happens between your old and new agents. Your new agent will collect:
- All sets of keys
- The current lease agreement and any variations
- Entry condition reports and photos
- Maintenance records and supplier contacts
- Bond lodgement details held with the RTA
- Tenant contact information
Your new agent will also lodge a Form 5 (Change of Property Manager/Owner) with the Residential Tenancies Authority (RTA) and notify your tenant in writing about the change.
Step 6: Your Tenant Is Notified
Your tenant does not need to agree to the change of property manager. They are simply notified. The lease continues under the same terms. The only difference is who they contact for maintenance and who collects the rent.
A good new agent will introduce themselves to the tenant professionally, providing their contact details and explaining how things will work going forward. This sets the tone for a positive relationship.
How Long Does the Whole Process Take?
From signing with a new agent to the completed handover, the process typically takes 30 to 35 days. If your property is currently vacant or your existing agreement has already expired, the transition can be much faster, sometimes within a week.
What If My Current Agent Makes It Difficult?
Most agents handle the transition professionally, but occasionally a departing agent may delay the handover or be difficult to contact. If this happens, your new agent should manage the situation on your behalf. In serious cases, you can lodge a complaint with the Office of Fair Trading Queensland.
Ready to Make the Switch?
If you are a Brisbane landlord thinking about changing property managers, we can make the process simple. At Astnd Property, we handle all the paperwork, manage the handover with your current agent, and ensure your property is never left without management.
Get a free rental appraisal and find out what your property could be earning. Call us on (07) 3544 1273 or visit our Switch Property Manager page.
