How to Change Property Managers in Queensland (Step-by-Step)

Many Queensland landlords stay with a property manager well past the point where they should have left. Not because they are satisfied, but because they are unsure how the process works — or they have been told, incorrectly, that switching is complicated, risky, or requires their tenant's approval.

The reality is that changing property managers in Queensland is a routine process. Thousands of landlords do it every year. This guide covers exactly what is involved, step by step.

Can You Change Property Managers in Queensland?

Yes. You have the right to terminate your management agreement at any time, subject to the notice requirements set out in that agreement. Your management agreement — formally the Form 6 (Appointment of Property Agent) under Queensland's Property Occupations Act 2014 — is a contract between you and your current agency. It is not a lease. Your tenant's rights are entirely separate and unaffected by your decision to switch managers.

The main variable is how much notice your current agreement requires. This is typically 30 days, though some agencies include 60 or 90-day exit clauses. Some managers — including Housit — operate without lock-in contracts, meaning you can leave with reasonable notice and no exit penalty.

Step 1: Review Your Current Management Agreement

Before you do anything, locate your management agreement and check the termination clause. You are looking for:

• Notice period — how many days written notice you must give (commonly 30 days)
• Exit fees — whether any penalty applies for terminating early
• Exclusive appointment period — some agreements include an initial period during which you cannot terminate at all
• Outstanding charges — any fees already incurred (inspections done, maintenance coordinated) that you will still owe on exit

If you cannot find your agreement, ask your current manager to provide a copy. They are legally required to do so.

Step 2: Determine Your Notice Period

Standard notice periods in Queensland are:

• 30 days — the most common, and what most REIQ-aligned agreements use
• 60 days — less common but not unusual, particularly with larger franchise agencies
• 90 days — uncommon, but some agencies include this clause. It is worth knowing before you sign any management agreement.
• No lock-in — a growing number of agencies, particularly flat-fee managers, operate without lock-in contracts

Note: even if your agreement states 30 days, some agencies will simply accept your notice and begin the handover immediately rather than insisting you wait out the full period. It is worth asking.

Step 3: Choose Your New Property Manager Before Giving Notice

This is the most important sequencing point. Do not give notice to your current manager until you have already chosen and signed with your new one. Here is why:

• Once you serve notice, your current manager has reduced incentive to attend to your property
• Having a new manager in place means there is no gap in coverage — rent collection continues uninterrupted
• Your new manager can advise you on the handover process and communicate directly with your outgoing manager on your behalf
• If issues arise during the transition (a maintenance request, lease renewal notice), someone is actively managing them

When choosing a new manager, ask specifically about their communication practices, how they handle maintenance approvals, what their fee structure covers, and whether they have a lock-in contract. See our guide on flat fee vs percentage-based management fees for what to look for in the pricing model.

Step 4: Serve Written Notice to Your Current Manager

Your termination notice must be in writing. Email is sufficient — you do not need to send a formal letter by post, though that is also fine. Your notice should include:

• Your full name and the property address
• A clear statement that you are terminating the management agreement
• The date from which you are giving notice (starting your notice period)
• A request to begin preparing handover documentation

Keep a copy of everything. The paper trail matters if there is any dispute about outstanding fees or the timing of the handover.

Step 5: Sign With Your New Manager

If you have not already done so, sign a management agreement with your new manager. They will issue you a new Form 6 (Appointment of Property Agent), which you will need to sign and return. This formally appoints them as your managing agent in Queensland.

At this point, your new manager should take over coordinating the transition. A good agency will handle communication with your outgoing manager directly, so you do not need to be the go-between.

Step 6: Tenant Notification and Communication

Under the Residential Tenancies and Rooming Accommodation Act 2008 (RTRA Act), your tenant must be notified in writing when the management of their tenancy changes hands. This notification should include:

• The name and contact details of the new managing agency
• Updated bank account details for rent payments (if different)
• Who to contact for maintenance requests going forward

Your new property manager will typically handle this directly with the tenant as part of their standard onboarding process. The change of management does not affect your tenant's lease agreement — their rent, fixed term, and all lease conditions remain exactly as they were. The only change for your tenant is who they deal with day to day.

Step 7: Document and Key Handover

Your outgoing manager is obligated to transfer all documentation and keys to your new manager. This includes:

• The signed lease agreement (current and any previous leases)
• Entry condition report (the record of property condition at lease commencement)
• All maintenance records and outstanding work orders
• Tenant correspondence and any notices that have been issued
• Property keys, remotes, and access codes
• Rent ledger and arrears history
• Any property-specific compliance documentation (smoke alarm service records, pool safety certificates, etc.)

If your outgoing manager delays the handover or withholds documentation, contact the Office of Fair Trading Queensland. Agents are legally required to transfer documentation promptly.

Step 8: Bond Transfer

The rental bond held with the Residential Tenancies Authority (RTA) does not need to be touched during the management change. The bond stays with the RTA in the tenant's name until the tenancy ends.

What does need to change is the managing agent listed on the RTA bond record. Your outgoing manager updates the RTA record to remove themselves, and your new manager is listed as the current managing agent. Your new manager will handle this administrative step as part of the handover.

What If My Current Manager Refuses to Cooperate?

Most transitions are handled professionally. Occasionally, an outgoing agency will drag their feet on the handover or dispute exit conditions. If this happens:

• Keep all communication in writing so you have a clear record
• Ask your new manager to communicate formally with the outgoing agency on your behalf
• If the agency withholds keys or documentation beyond the agreed handover date, contact the Office of Fair Trading Queensland and lodge a complaint
• In serious disputes, the Queensland Civil and Administrative Tribunal (QCAT) has jurisdiction over disputes between landlords and property agents

In practice, most agencies cooperate fully once they receive written notice. Disputes over handovers are the exception, not the rule.

Common Mistakes to Avoid

• Giving notice before choosing a new manager — creates a coverage gap
• Verbal notice only — always confirm in writing
• Not reading the exit clause before signing a new agreement — check for lock-in periods before you commit to any new manager
• Telling your tenant before notifying your current manager — this can complicate the handover and create an awkward dynamic
• Assuming the bond needs to be refunded and relodged — it does not. The bond stays with the RTA throughout the management change

Frequently Asked Questions