How to Switch Property Managers in South Australia
Thinking about switching property managers but worried it'll be too hard? You're not alone.
It's one of the most common things Adelaide landlords tell us. They've been unhappy for months but they've stayed put because the process feels too complicated, too risky or just too much effort.
In reality, switching property managers in South Australia is a straightforward process that typically takes just a few weeks and has no impact on your tenants or tenancy agreement. Most landlords tell us afterwards that they wish they'd done it sooner!
This guide walks you through exactly how it works and covers everything you need to know, step by step.
Can I switch property managers mid-tenancy?
Yes, absolutely! You don't need to wait for a tenancy to end and your tenants' rights aren't affected at all. The management agreement is between you and your property manager, your tenants will simply receive a letter or email introducing the new agency. That's it.
How much notice do I need to give?
In South Australia, most property management agreements require 30 days' written notice to terminate. Some agreements have a 60 or 90-day clause, so the first step is to check your current agreement.
Not sure where your agreement is? Your current property manager is required to provide a copy on request.
How long does a switch actually take?
From signing with a new agency to being fully transitioned, it typically takes 2 to 4 weeks, depending on your notice period. There's no void period, no gap in management and your rent continues to be collected throughout.
Step-by-step: how to switch property managers
1. Review your current management agreement
Look for the termination clause. This will tell you the notice period required and whether there are any exit fees. Most reputable agencies don't charge exit fees, but it's worth confirming.
2. Choose your new property manager and sign with your new agency
This is the most important step. Look for an agency that communicates clearly, knows your area well and has a strong track record with landlords like you. Once you've chosen your new property manager, sign the new management agreement.
Many agencies including Key and Stone Property will handle the entire transition for you from this point. You don't have to deal with your old agency directly if you'd prefer not to.
3. Give written notice to your current manager
Send a written termination notice (email is fine) referencing your management agreement and stating your intended end date. Make sure to keep a copy for your records.
4. Your new property manager will handle the rest
Your new agency will communicate with the existing property manager and coordinate the transfer of:
Tenancy documents and lease agreements
Bond lodgement records (held with Consumer and Business Services SA)
Maintenance history and outstanding issues
Keys and access devices
Any rental funds held in trust
Your tenants will receive a formal introduction from the new agency. Most tenants barely notice the change and many are relieved when communication improves.
Frequently asked questions
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Yes. The tenancy agreement stays in place and is unaffected. Only the management agreement changes.
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The bond is held by Consumer and Business Services SA (not by your property manager), so it transfers automatically. There's nothing for you or your tenants to do.
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Your new property manager will handle this communication on your behalf, introducing themselves and providing new contact details for maintenance requests.
In most cases, your tenants won’t be upset. Tenants care about responsiveness, clear communication and having maintenance dealt with promptly. A good incoming property manager will introduce themselves warmly and make the handover seamless.
If you have good tenants and want to keep them happy, the best thing you can do is move to an agency that will actually look after them properly.
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Switching itself shouldn't cost you anything beyond your notice period. During that time, your current manager's fees continue until the agreement ends but you're not paying two management fees simultaneously. Your new agency's fees begin when they formally take over.
Some agreements include an early termination fee. These are worth flagging, but they're often negotiable, especially if the agency has been underperforming.
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It's rare but it can happen. A good incoming agency will know how to manage this professionally. We deal with it so you don't have to.
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Absolutely! You don't need a specific reason. If you feel like communication is poor, your property isn't being looked after or you simply want a fresh start, that's enough. You're not obligated to stay somewhere that isn't working for you.
Areas we manage across Adelaide
Key and Stone Property manage properties across greater Adelaide, including:
Inner suburbs including Adelaide CBD, Norwood, Prospect, Unley and Parkside
Inner north including Prospect, Enfield and Blair Athol
Inner south including Mitcham, St Marys, Cumberland Park, Kingswood and Blackwood
Eastern suburbs including Burnside, Toorak Gardens, Magill and Rostrevor
Northern suburbs including Salisbury, Salisbury East, Elizabeth, Willaston and Gawler
Southern suburbs including Noarlunga, Morphett Vale, Seaford and Aldinga
Western suburbs including West Lakes, Woodville, Exeter, Semaphore and North Haven
Hills including Stirling, Mt Barker, Mylor and Bridgewater
Not sure if we cover your area? Just ask, we're always expanding!
What if I want to list my property as a short stay or on Airbnb?
This is something many landlords don't realise is an option and it can make a significant difference to your returns.
At Key and Stone Property, we manage both long-term residential rentals and short-stay properties (including Airbnb, Stayz and Booking.com). If you've ever wondered whether your investment property could earn more as a short stay or as a hybrid of both, we can walk you through what that actually looks like for your specific property.
It's one of the things that sets us apart from a standard property management agency and it means we can give you genuine, unbiased advice about what's right for your property rather than a one-size-fits-all approach.
Ready to make the switch?
If you've been thinking about changing property managers, now you know it's not as complicated as it sounds.
Most switches are effectively transitioned in under a month and the landlords we speak to consistently say the same thing: I should have done this years ago.
Get in touch with the Key and Stone team for a no-obligation chat about your investment property. We'll tell you exactly what the process looks like for you and how we can help. Our property management fees are competitive and there are no surprises. We're here to support you and your property journey.
Readers should seek independent legal advice tailored to their specific circumstances. Key and Stone Property Pty Ltd do not accept any liability for the accuracy or applicability of the information provided herein. Key and Stone Property is a boutique property management agency based in Adelaide, South Australia, specialising in residential property management and short term accommodation management. RLA 339 033.