Most strata committees put up with a poor-performing strata manager for far longer than they should. The assumption is that switching is complicated, legally risky, or just too much to deal with on top of everything else.
It is not.
Changing your strata manager in NSW is a straightforward process when you know the steps. This guide walks you through exactly how it works, what your committee needs to do, and what happens to your building's records and finances along the way.
When Should You Consider Changing Strata Managers?
If any of the following sounds familiar, it is worth having a conversation with your committee about making a change.
- Maintenance requests sit unresolved for weeks or months with no follow-up — learn more about how strata repairs and maintenance should work
- Financial reports are unclear, delayed, or riddled with errors
- Emails and calls go unanswered for days at a time
- Your AGM is poorly organised or consistently delayed
- Levy notices contain errors that keep getting repeated
- Committee members feel kept in the dark on basic building matters
- Your current manager is unresponsive when issues escalate
None of these are minor inconveniences. They are signs that your building is not being managed properly. Committees that act on these early are far better off than those who wait until something serious goes wrong.
Can You Change Strata Managers Mid-Contract?
Yes. An owners corporation has the right to terminate a strata management agreement under the Strata Schemes Management Act 2015 (NSW).
Under Section 72 of the Act, owners corporations can terminate a strata management agreement with or without cause, provided the correct notice period is observed. Most agreements specify a notice period of between 30 and 90 days, though this varies.
Before your committee takes any formal steps, pull out your current strata management agreement and check:
- The length of the notice period required
- Any specific termination conditions or clauses
- Whether there are any financial penalties for early termination
This is not legal advice. If your agreement is complex or you are unsure about your obligations, speak to a strata lawyer before proceeding.
How to Change Your Strata Manager in NSW: Step by Step
Step 1: Review Your Current Agreement
Start with the contract. Find the notice period, termination conditions, and any clauses that might affect the transition. You need to know exactly where you stand before the committee makes any formal decisions.
Step 2: Get Formal Committee Agreement to Proceed
Changing your strata manager is not a decision one committee member can make alone. It needs to be a formal resolution, typically passed at a committee meeting. The decision should be recorded in the meeting minutes.
Depending on the level of authority your committee has, you may need to take the decision to a general meeting of all owners. Check your by-laws and current delegation if you are unsure.
Step 3: Research and Select a New Strata Manager
Before you serve notice on your current manager, identify who you want to move to. Get at least two or three quotes, ask for references, and ask specific questions about how they handle:
- Response times for committee and owner queries
- Maintenance and repairs coordination
- Financial reporting frequency and format
- Transition and onboarding processes
Do not rush this step. The quality of your next strata manager will determine whether the switch was worth it. Our overview of strata management services explains what a well-run operation looks like.
Step 4: Issue Formal Notice of Termination
Once your committee has resolved to proceed and your new strata manager is confirmed, issue written notice to your current strata manager in accordance with the agreement's termination clause. Keep a copy of the notice and note the date it was sent and received.
Your new strata management agreement can be signed at this stage so the transition timeline is clear for everyone involved.
Step 5: Coordinate the Handover
This is the most important part of the process. Your outgoing strata manager is legally required to hand over all records belonging to the owners corporation. This includes:
- The strata roll
- Financial records and levy ledgers
- Meeting minutes and correspondence
- Insurance policies and certificates of currency
- Contracts with tradespeople and service providers
- Maintenance logs and outstanding works
- By-laws and any amendments
- Fire safety statements and building compliance certifications
A professional strata manager will project-manage this handover on your behalf. If your outgoing manager refuses to release records, this can be escalated to NSW Fair Trading's strata disputes team.
Step 6: Onboard with Your New Strata Manager
Once records are received, your new strata manager will set up your scheme in their systems, notify relevant parties of the management change, and brief the committee on next steps. Expect a formal onboarding process that covers your building's financials, outstanding matters, and any upcoming meeting obligations.
What Gets Handed Over?
Everything that belongs to the owners corporation must be returned. The full list includes:
- Strata roll (owner details, lot entitlements)
- Financial records (bank accounts, levy ledger, outstanding arrears)
- Insurance documentation (current policy, claims history)
- Meeting records (AGM and committee minutes, notices)
- Contracts and agreements (cleaners, lift maintenance, gardening, security)
- Maintenance logs and any ongoing works
- By-laws and any current by-law amendments
- Building compliance records (fire safety statements, certifications)
If something is missing from the handover, your new strata manager can assist in chasing it up. Most records can be reconstructed if necessary, but a clean handover makes the transition significantly smoother.
How Long Does It Take to Switch Strata Managers?
From the committee's decision to move through to being fully onboarded with a new manager, expect the process to take four to eight weeks. The main variable is the notice period in your current agreement.
A realistic timeline looks like this:
- Week 1: Committee resolution to terminate, new manager confirmed
- Week 1–2: Formal notice served to outgoing manager
- Weeks 2–6: Notice period runs (30–90 days depending on your agreement)
- Final 2 weeks of notice period: Handover of records coordinated
- Post-notice: New manager fully onboarded, building operations continue without interruption
The transition does not need to disrupt your building's day-to-day operations. Levies continue to be collected, maintenance requests continue to be logged, and your committee continues to function normally throughout.
Frequently Asked Questions
Can we change strata managers without a vote at an AGM?
In most cases, a committee meeting resolution is sufficient to terminate a strata management agreement, provided the committee has the appropriate delegation of authority. However, if your committee's authority is limited, or if the decision is contentious, you may need to put it to a general meeting of all owners. Check your by-laws and seek advice from your new strata manager or a strata lawyer if you are unsure.
What happens to our levies when we switch?
Levies continue to be collected as normal throughout the transition. Your outgoing manager will hand over all financial records including the levy ledger and any arrears. Your new strata manager will set up the bank account arrangements and notify owners of any changes to payment details.
Will changing strata managers disrupt our building's day-to-day operations?
No, provided the transition is managed properly. Day-to-day operations continue throughout the notice period. Maintenance requests, compliance obligations, and committee matters do not stop. A good strata manager will ensure continuity is maintained from day one.
Who is responsible for repairs during the transition period?
Your outgoing strata manager remains responsible for repairs and maintenance until their appointment formally ends. Make sure all open jobs are documented and included in the handover so your new manager can pick them up immediately.
Can Strata United help us switch from our current manager?
Yes. Strata United manages the entire transition process for committees switching to us. We handle the handover coordination, records intake, onboarding, and all the administrative steps in between. Your committee does not need to manage it. We do it for you.
Ready to Make the Switch?
If your committee has been thinking about switching strata managers, Strata United can help. We manage the entire transition process from notice to handover so you can focus on your building, not the paperwork.
To find out how it works, visit our Make the Switch page or contact us directly to discuss your building's situation.