“I am looking to change property manager for my property and am currently comparing options.” That came in this month from an owner in Parkwood, and it is a question plenty of Gold Coast owners sit on for months before they ask it. Changing managers is usually simpler than people expect. Here is how it works, what to check first, and what moves across when you switch.
Red Gum started with the same frustration. Nathan bought an investment property, couldn’t find a manager he trusted, and did it himself. Whatever your situation looks like, someone here has already stood where you are standing.
Your tenant stays put
This is the part owners worry about most. Your lease is between you and your tenant. Your management agreement is between you and your property manager. Changing the manager ends the second one, not the first. Your tenant keeps living there on the same lease, and only the person they deal with changes.
Start with your current management agreement
Before you talk to anyone new, find your current agreement and look for these:
- how much notice you need to give to end it
- whether any fee applies if you leave
- how the notice has to be given, which is usually in writing
That tells you the date your new manager can take over from. If you can’t find your copy, ask your current manager for one. You are entitled to see what you signed.
What should move across to your new manager
When the handover happens, your new manager needs the full picture of the property, not just the keys. Ask for:
- every set of keys, remotes and access cards
- the signed lease and the entry condition report
- the rent ledger, so it is clear what has been paid and what is owing
- the bond details, so the records can be updated to show the new manager
- recent routine inspection reports
- maintenance history and any jobs still open
- compliance paperwork, such as smoke alarm records
If anything is missing, it is far easier to sort it out during the handover than months later.
Your tenant needs to hear about it
Your tenant needs to know who to pay rent to from the changeover date, and who to call when something breaks. A clear note at the right time keeps things calm and keeps rent arriving where it should. We can walk you through who tells the tenant what, and when.
What to ask a manager before you move
You are changing for a reason, so ask about the thing that went wrong last time. If you never heard back, ask how and how often they will keep you posted. If repairs dragged on, ask how maintenance is handled. We have a quality team of tradies for proactive and emergency maintenance, and we navigate the rental property compliance maze for you.
What Red Gum charges
A flat 5% + GST, with no hidden costs. To see what that means at your own rent, put your weekly rent into our property management fee calculator.
Ready to talk it through?
Bring your current management agreement to a free consultation and we can walk you through what changes over to Red Gum and when.
Questions owners ask us
Will my tenant have to move out if I change property managers?
No. The lease is between you and your tenant, so it carries on. Only the manager changes.
What do I need to check before changing property manager?
The notice period, any fee for leaving, and how notice has to be given. They are all in your current management agreement.
What should my old manager hand over?
Keys, the lease, the condition report, the rent ledger, bond details, inspection reports, maintenance history and compliance records.
How much are your property management fees?
A flat 5% + GST, with no hidden costs. The fee calculator shows what that means at your rent.
