Many landlords stay with a property manager they’re unhappy with because changing sounds complicated. It usually isn’t. In Queensland, a tenanted property can move to a new agent without disturbing the tenant, the lease or the bond. The process is mostly paperwork, and a good new property manager will handle most of it for you.

This guide explains how switching works under Queensland rules, what to check first, and what a smooth handover looks like. It’s general information, so read your own agreement and seek advice if you’re unsure.

Signs it might be time to switch

Every agency has the occasional slow week. These are signs of a deeper problem:

  • calls and emails regularly go unanswered for days
  • you hear about problems from the tenant, not the agent
  • routine inspection reports are thin, late or missing photos
  • repairs drag on, or are done without the approval you asked for
  • rent arrears aren’t followed up promptly
  • statements are hard to understand, or fees appear that you didn’t expect
  • your property manager changes so often you’ve lost track of who’s responsible.

Step 1: Read your current appointment

Residential property management in Queensland is set up with an appointment form, the PO Form 6 (Residential agent appointment or reappointment), under the Property Occupations Act 2014. It sets out the agent’s authority, the fees, and how the appointment ends.

For a continuing property management appointment, either you or the agent can generally end it by giving at least 30 days’ written notice, unless you both agree in writing to an earlier date. Check your copy for:

  • whether the appointment is for a fixed term or continuing
  • the notice period and how notice must be given
  • any fees that apply when the appointment ends.

If you can’t find your copy, ask your current agent for it. The Queensland Government’s page on appointing a property agent explains the appointment rules.

Step 2: Choose your new property manager

Before you give notice, be confident about where you’re going. Ask any prospective property manager:

  • How many properties does each property manager look after, and who will be my contact?
  • How often do you inspect, and what do the reports include?
  • How do you handle arrears and maintenance approvals?
  • What fees apply, and are there any extras for inspections, statements or maintenance?
  • Are you licensed, and are you based locally?

Get the fee structure in writing. It will be set out in your new PO Form 6 before you sign.

Step 3: Sign with the new agent and give notice

Once you’ve signed the new appointment, give written notice to your current agent that you’re ending their appointment, with the date it ends. Your new property manager can usually prepare this letter for you to sign.

Most agencies handle this routinely and professionally. You don’t need to explain your reasons, although feedback can help if you’re comfortable giving it.

Step 4: The handover

During the notice period, your outgoing and incoming agents arrange the handover. It typically includes:

  • keys, remotes and access devices
  • the tenancy agreement, entry condition report, routine inspection reports and photos
  • bond details: the bond itself stays lodged with the RTA
  • the rent ledger and details of any arrears or credit
  • open maintenance jobs, compliance records (smoke alarms, pool safety) and warranties
  • any money held for you in the outgoing agent’s trust account, paid out according to your instructions.

The RTA must be told about the change using the Change of property manager/owner (Form 5), signed by both the previous and the new agent. A copy goes to the tenant. See the RTA’s page on changes of property manager.

What happens for the tenant?

For the tenant, very little changes. Their lease continues on the same terms and their bond stays with the RTA. The new property manager contacts them with new contact details and how to pay rent, making sure the rent payment options still meet the legal requirements, including a fee-free option.

A good introduction to the tenant at the handover sets the tone. Many tenants appreciate a new contact who responds quickly and follows through.

Timing tips

  • Avoid switching in the middle of a vacancy if you can. It’s simpler to move while a tenant is in place or once a new lease is signed.
  • Plan around the lease end. If a renewal is coming up, it’s often best for the new agent to handle the renewal and rent review.
  • Keep copies. Save your own copies of the tenancy agreement, condition reports and statements before and after the switch.

Switching to Lynham & Co.

If you’re a Townsville landlord thinking about a change, we’re happy to talk it through with no obligation. We can review your current arrangement and prepare the notice letter, and we’ll handle the handover and introduce ourselves to your tenant. See how our property management works, see how our fees work, or request a rental appraisal to get started.