How to Change Your Strata Manager in NSW

Most owners don’t spend much time thinking about their strata manager, and that’s usually how it should be. Things get done, questions get answered and the building keeps moving. But when emails regularly go unanswered, maintenance keeps stalling or you’re constantly chasing for clarity, it’s natural to start wondering whether another strata manager could do things better.

Wondering how to change strata manager in NSW? The process usually starts with checking your current agreement, comparing alternative strata managers and putting the appointment of a new manager to a vote at a general meeting. This guide walks through each step, along with what it costs, how long it takes and what happens to your records. If you’re already weighing up a switch, you can also learn more about changing strata managers with Jamesons.

How to change strata managers in NSW at a glance

• Check your current strata management agreement
• Compare alternative strata management companies
• Put the proposed appointment to owners
• Vote at a general meeting
• Give the outgoing manager the required notice
• Arrange the transfer of records, funds and access

How Do You Change Strata Manager in NSW?

To change strata managers in NSW, an owners corporation checks the terms of its current management agreement, gathers proposals from other managers, and votes on the new appointment at a general meeting. Once approved, the outgoing manager is given notice and the scheme’s records, funds and keys are handed over to the incoming manager.

That’s the process in short. The sections below take each step in turn, including the cost and timing questions committees ask most.

When Should You Consider Changing Strata Managers?

The signs tend to be consistent: slow or absent communication, fees that appear without explanation, repairs that stall for months, no long-term maintenance planning, and meetings that produce minutes but not outcomes.

It’s fair to say that not every problem needs a new manager. Sometimes a direct conversation resolves things, and if you’re not sure where to take a concern, our guide on what to do when your strata manager isn’t performing covers the options. It also helps to have a baseline for comparison, so it’s worth knowing what a strata manager should be doing for your building in the first place.

But if you’ve raised the issues and nothing really changes, it may be time to look at your options.

Check Your Strata Management Agreement First

Before anything else, find the current management agreement. It’s usually attached to the AGM minutes from when the manager was appointed, or held in the scheme’s records.

You’re looking for three things: the term, the end date, and the notice provisions. Under NSW law, appointments run for up to 12 months when made at a scheme’s first AGM, and up to three years otherwise. Agreements can also generally be ended earlier than their term on the conditions set out in the agreement itself, with the authority of a general meeting.

One more thing worth knowing: if a term ends and no decision has been made, agreements may roll over for a limited period, so doing nothing quietly extends the status quo. Knowing your end date puts the timing back in the owners’ hands.

Who Can Change the Strata Manager in NSW?

Ultimately, the decision sits with the owners corporation, made by vote at a general meeting. The strata committee typically does the groundwork: reviewing the agreement, gathering proposals and putting the motion on the agenda. But the vote itself belongs to all owners.

That’s worth remembering if you’re an owner who isn’t on the committee. You don’t need a seat at the committee table to raise the question. You can ask for it to be considered, and you’ll have a vote when it is.

How to Change Strata Manager in NSW: Step by Step

• Review the current agreement. Confirm the term, end date and notice provisions so you know your timing options.
• Compare alternative strata managers. Invite two or three to put forward a proposal. Look past the headline fee to what’s included, what’s charged separately, and how they handle communication and maintenance.
• Put a motion on the agenda. The committee (or an owner, through the proper process) adds a motion to appoint the new manager at the next general meeting, or a meeting called for the purpose.
• Vote at the general meeting. Owners consider the proposals and vote. If the motion passes, the owners corporation authorises the new appointment.
• Give notice to the outgoing manager. Formal notice is given in line with the agreement’s provisions.
• Arrange the handover. The outgoing manager transfers the scheme’s records, funds and keys to the incoming manager. More on what that should look like below.

What Happens During the Handover?

The handover is where a change of managers succeeds or frustrates, and it’s the part most owners never see.

A proper handover covers the scheme’s complete records, including financial statements, levy rolls, correspondence, contracts, compliance certificates and meeting minutes, along with trust account funds, keys and access devices, insurance policy details, and portal or software access. The incoming manager should drive this process, chasing what’s missing so the committee doesn’t have to.

Expect a transition period while records transfer and suppliers are notified. With a well-managed transition, the aim is simple: keep disruption to owners and the committee to a minimum. Often the main thing owners notice is a new name on the levy notice.

How Much Does It Cost to Change Strata Managers?

For most schemes, the main investment is time rather than money. Letting an agreement run to its end date usually involves no exit cost, though agreements differ, which is why checking yours is the first step. Ending an agreement early can involve conditions set out in the agreement itself, so it’s worth understanding those before settling on timing.

When comparing proposals, remember that the goal isn’t simply a cheaper fee. It’s a manager whose service means the committee spends less of its own time chasing things that should just happen.

How Long Does Changing Strata Managers Take?

Timing is usually driven by two things: the agreement’s end date and notice provisions, and the date of the next general meeting. For many schemes, the practical path is to line the decision up with the AGM. Where the situation is more pressing, a general meeting can be convened for the purpose.

After the vote, allow a transition period while notice runs, records transfer and owners are set up with the new manager. A good incoming manager will tell you upfront what to expect and keep the committee informed as it happens.