Switching managers
Changing property managers is one email and about thirty days
Owners stay with an agency they have stopped trusting because they imagine the switch is complicated. It is not, and almost none of the work falls on you.
Get my rental estimateThe process
What actually happens, step by step
01
No cost, no obligation
A twenty-minute call
Send us your current management agreement and we will tell you exactly what your notice period is and when you could move. If switching is not in your interest right now, we will say so.
02
Five minutes of your time
You send one email
We give you the wording. You send it to your current agency - that is genuinely the only task on your side of this. Almost every Bay of Plenty agreement is 30 days' notice, month to month.
03
Handled entirely by us
We collect the file
Keys, tenancy agreement, bond record, inspection history, Healthy Homes statement, maintenance records and the tenant ledger. We chase the outgoing agency for anything missing, not you.
04
Before anything changes
We meet your tenant
In person, at the property, before the handover date. Tenants are told what changes, what does not, and who to call. A settled tenant is the whole reason a switch goes quietly.
05
No gap in rent
Change of agent lodged, rent keeps flowing
We lodge the change of agent with Tenancy Services, redirect the rent to our trust account and confirm the new payment details with your tenant in writing. Your first statement arrives within four weeks.
The four worries
What owners are actually hesitating about
These are the four things every owner raises on the first call, so they are answered here rather than saved for a meeting.
Your tenant will not be unsettled
We meet them face to face before the handover, and nothing about their tenancy changes - same agreement, same rent, same bond. In practice tenants react well to being told who their manager is and being given a mobile number.
There is no gap in your rent
The rent redirection is arranged to take effect the day the management transfers. Your outgoing agency accounts for rent up to that date; we account for everything after it.
It costs you nothing to move
We do not charge a setup, onboarding or takeover fee. Our management fee starts from the first rent we collect on your behalf, and not before.
You can switch mid-tenancy
You do not have to wait for the tenancy to end. Changing who manages a property does not change the tenancy itself, so the vast majority of owners move across with a tenant in place.
Questions
Switching questions, answered
How much notice do I have to give my current property manager?
Most management agreements in the Bay of Plenty run month to month with 30 days' written notice. Some older agreements carry 90 days or a fixed term. Send us yours and we will read it and tell you where you stand before you commit to anything.
What happens to the bond when I change agents?
The bond stays lodged with Tenancy Services exactly where it is. We simply lodge a change of agent so the records show us instead of your previous agency. The tenant is not asked for anything.
Do I have to tell my tenant myself?
No. We write to the tenant with the change of manager, the new payment details and their new point of contact, and we meet them in person before the handover date.
What if my current agency will not release the file?
It happens occasionally. We follow it up in writing, and we can rebuild everything that matters - inspections, compliance evidence and the ledger - from Tenancy Services records and our own first inspection if we have to. It does not delay your switch.
How long does the whole thing take?
From your first call to your property being fully under our management is usually four to five weeks, and almost all of that is your notice period running down. Our part takes a few days.
Free rental appraisal
Start with the appraisal, decide afterwards
Most owners who switch start by finding out what their property should be renting for. Get the written appraisal first - there is no obligation attached to it, and it tells you whether switching is worth your time.
Most appraisals are back with you inside two working days.