Can You Change Strata Managers Mid-Contract or Without Committee Approval?

Not happy with your current strata manager, but unsure if you’re allowed to make a change? You’re not alone.

Two of the most common questions we hear are:

“Can we change strata managers mid-contract?”

and

“Do we need full committee approval to do it?”

The good news? The answers are often simpler — and more flexible — than many owners realise. See the 7 signs it might be time to switch strata managers.

Yes, you can change strata managers mid-contract

You don’t have to wait until a contract naturally expires to make a change. Under NSW strata law, there are clear processes that allow Owners Corporations to end a strata management agreement early — provided proper notice is given and the terms of the agreement are followed.

Here’s how it usually works:

• Most strata management agreements include a termination clause, which outlines the required notice period (typically 1–3 months).
• You’ll need to pass a resolution at a general meeting to terminate the current agent and appoint a new one.
• Proper written notice must be given to the current strata manager in line with the contract.

If your agreement doesn’t contain a termination clause, or if the strata manager has breached their duties, legal advice may be warranted — but in most cases, ending the agreement early is possible and straightforward.

For more on how to do this smoothly, read our full guide on changing strata managers.

Do you need full committee or owner approval?

It depends on where you are in the decision-making process:

Committee meetings

If you’re exploring the idea of changing strata managers, the Strata Committee can initiate research, speak to alternative agencies (like us), and prepare a motion.

General meetings

To formally terminate and appoint a new manager, the Owners Corporation (all owners) must:

• Vote on a motion at an EGM or AGM
• Pass it by an ordinary resolution (more than 50% of votes cast)

You don’t need unanimous approval, but you do need enough support to pass the motion — which is why clear communication with owners in the lead-up is key.

What if your current strata manager is blocking the change?

Sometimes, a poor-performing strata manager may:

• Delay scheduling a general meeting
• Avoid sharing documents with the Committee
• Try to enforce unreasonable termination terms

If that’s the case, it’s worth getting independent advice — or reaching out to a strata agency (like Jamesons) that can help guide you through the process.

What happens once you decide to switch?

Switching doesn’t have to be stressful. A good strata agency will:

• Help draft your motions and prepare the agenda
• Attend the meeting to support the vote
• Handle the handover paperwork and document transfers
• Set your building up for a smooth, confident start

At Jamesons, we do all of that — and we’ve helped hundreds of committees make the transition with minimal disruption.

Want to see what that looks like in action? Read our guide: How to change your strata manager without the stress

We support buildings of all types

Whether you manage a small block or a large, complex estate, we’re experienced across a wide range of building types:

• Residential Strata Management
• Large Residential Strata
• Commercial Strata Management
• Mixed-Use Strata Management
• Industrial Strata Management
• Company Title Management
• Retirement Village Strata Management
• Community Title Management

Ready to make the change?

We’ll help you navigate the process from start to finish, including understanding your current agreement and planning your next steps.

Explore our full guide to changing your strata manager, or visit our dedicated changing strata managers page to get started.