October 22, 2026
To change property managers in Queensland, sign an appointment form (a PO Form 6) with your new agency, then give your current agency 30 days' written notice. Your tenant stays, their lease doesn't change, and their bond stays with the Residential Tenancies Authority (RTA). The two agencies handle the handover, and the RTA is told about the change on a Form 5. Most switches take about a month from start to finish, and most of the work is done by your new property manager.
Can you change property managers with a tenant in the property?
Yes. The tenancy agreement is between your tenant and you, the owner, not the agency. When you switch, the new agency simply takes over managing the existing lease. The rent, the lease end date and the bond all stay the same. You don't need your tenant's permission, but they do need to be told who to pay rent to and who to contact from the changeover date.
How much notice do you need to give your property manager?
It depends on which form you signed when you appointed them.
- PO Form 6 (most appointments since December 2014): a continuing appointment can be ended by either side with 30 days' notice in writing. It applies whether the property is tenanted or vacant, and you don't need to give a reason. A shorter period only applies if you and the agency both agree to it in writing.
- PAMD Form 20a (older appointments): the REIQ's position is that these are still bound by the old rules, which means 90 days' written notice. That can be shortened by agreement, but not below 30 days.
A few other things to know. The REIQ says the notice period can't be paid out, so you can't skip it by paying a fee. During the notice period your current agency must keep acting in your best interests, and it will usually keep charging its normal management fees until the end date. Check your appointment for any special conditions before you send the notice.
How to change property managers in Queensland, step by step
1. Choose your new property manager
Ask for real numbers before you sign: rent arrears rate, average days to lease a vacant property and how quickly they respond to owners and tenants. Our guide to choosing a property manager on the Redcliffe Peninsula has a checklist of questions to take into the meeting.
2. Sign a PO Form 6 with the new agency
The Form 6 is the appointment that lets the new agency manage your property. Its start date should line up with the day your current appointment ends, so there's no gap and no overlap.
3. Give your current agency written notice
Send your notice in writing, by email or letter, and keep a copy. State the property address, that you are ending the appointment, and the date it ends. Your new agency can help you word it. You don't have to explain why you're leaving.
4. The handover between agencies
On the end date, your old agency hands everything over to the new one. That should include:
- All keys, remotes and access codes
- The current tenancy agreement and any renewals
- The entry condition report and photos
- Past routine inspection reports
- The tenant's rent ledger, including any arrears
- The bond lodgement details
- Maintenance history, open jobs and tradie contacts
- Compliance records, such as smoke alarms and pool safety certificates
- Notes on any open disputes or tribunal matters
Your old agency also pays out any money it is holding for you in trust and sends a final owner statement.
5. Tell the RTA and your tenant
The RTA's Change of property manager/owner form (Form 5) is signed by both the old and new property manager and sent to the RTA, with a copy to the tenant. The RTA then sends an acknowledgement to the tenant and the new manager. The bond doesn't need to be refunded and re-lodged. It stays where it is.
6. Your new property manager introduces themselves
Your new manager should contact the tenant straight away with the new rent payment details and how to log maintenance. A good manager will also book an early inspection so they know the property, and check whether the rent is in line with the market at the next renewal.
How long does it take to switch?
For a PO Form 6 appointment, about 30 days from the day you give notice. If you and your current agency agree to an earlier date in writing, it can be quicker. For an older Form 20a appointment, allow up to 90 days.
What does it cost to change property managers?
Under a standard Form 6, there's no fee for ending the appointment itself. Your current agency keeps earning its normal fees during the notice period. On the new side, some agencies charge a setup or onboarding fee, so ask. Kindred doesn't charge any fees to switch your property management to us.
Before you compare fees, look at the whole picture. Our management fee calculator shows what you would pay with Kindred, and our pricing and fees page lists our rental marketing costs by suburb.
Signs it's time to switch
- You chase your property manager for updates, not the other way around
- You hear about problems from your tenant before your agency
- Repairs drag on for weeks
- Your property sits vacant longer than similar homes nearby
- Rent hasn't been reviewed against the local market
- Inspection reports are thin, late or missing photos
- Your property manager keeps changing
Frequently asked questions
Do I need my tenant's permission to change property managers?
No. The lease is between you and your tenant, so changing agencies doesn't need their consent. They must be told about the change and given the new rent payment details.
Will my tenant have to sign a new lease?
No. The existing tenancy agreement carries on with the same terms and end date. The new agency takes over managing it.
What happens to the bond when I change property managers?
Nothing. The bond stays lodged with the RTA. The old and new managers complete the RTA's Form 5 so the RTA knows who now manages the property.
Can I end my property management agreement early?
Only if your current agency agrees in writing to an earlier date. Otherwise the 30-day notice period applies for a Form 6, and the REIQ says it can't be paid out.
Can I switch in the middle of a lease?
Yes. You can switch at any point in the lease. The notice period is the same whether the property is tenanted or vacant.
Thinking about switching?
Kindred manages 700+ properties across Moreton Bay and North Brisbane, with a 6-hour response commitment and a 1.2% rent arrears rate. We handle the notice, the handover and the RTA paperwork, and there's no fee to switch. See how our property management works, book a free rental appraisal, or call (07) 3284 0512.
This guide is general information, not legal advice. Check your own appointment form for its exact terms. Sources: REIQ guidance on ending a management agreement and the PO Form 6, and the RTA's guidance on changing property manager.
