How to switch strata manager for a two-lot scheme
Step by step: check your agreement's notice period, decide by written resolution, appoint the new agent, terminate the old one, and get the records handed over. What the Act requires and the traps to avoid.
Leaving a strata manager is a decision of the owners corporation — which in a duplex means both of you. Done in the right order it takes a fortnight and one signature each. Done in the wrong order you can end up paying two managers, or none.
Step 1 — read the current agreement
Find the strata management agency agreement (the manager must have given you a copy). Look for three things: the term and its end date, the notice period for termination (often 1–3 months), and whether it rolls over automatically. Under s 50 an agreement can't run more than three years, and a rollover term is limited to three months at a time — so nobody is locked in for long.
Step 2 — decide, in writing
Appointing or terminating an agent is an owners corporation decision (s 49). For a two-lot scheme once the small-scheme rules commence that's a written resolution both owners sign; until then, a short general meeting. Either way, the resolution should name the new agent, the term, the fee and the delegated functions (s 52), and authorise the termination of the old one.
Step 3 — appoint the new agent first
Sign the new agency agreement with a start date that lines up with the end of the old notice period. That way there's never a gap in insurance oversight or records-keeping.
Step 4 — give notice to the old manager
A written notice of termination, in accordance with the agreement, from the owners corporation. We prepare and send it for the schemes that appoint us.
Step 5 — records and money
On termination the former agent must hand over the scheme's records and any funds within the timeframe the Act and agreement set. For a duplex that's typically: the strata roll, insurance policies and certificates, by-laws, minutes and resolutions, financial statements, the common seal, and any keys. Check the last bank statement against the final financials before you sign off.
Common traps
- Missing the notice window and rolling into another period — diarise the date the day you decide.
- Terminating before appointing — leaves nobody responsible if the insurance renews next week.
- Forgetting the insurance. Confirm the new manager has the certificate and renewal date on day one.
- Not getting the seal back. A Section 184 certificate needs it (s 273).
Can we leave a manager without appointing another?
Yes — a two-lot scheme isn't required to have one. Just be clear who is now keeping the roll, checking the insurance and holding the seal.
Will Duplex Strata handle the changeover?
Yes. As part of sign-up we read your existing agreement, time the start date to the notice period, issue the termination and request the records — the how it works page shows the sequence.
What if the old manager won't hand over the records?
Write to them citing the termination date; if that fails, the Tribunal can order delivery of records. Keep copies of everything you send.
- 1 October 2026: two-lot schemes stop lodging the annual Strata Hub report (NSW Fair Trading, "Changes to strata laws").
- Small strata scheme rules (no meetings, decisions by written resolution of both owners, new s 7A): in a Bill that has passed the Legislative Assembly and is before the Legislative Council. They start on a date to be proclaimed. Until then, where the law still requires a meeting we hold a short online one for you at no extra cost.
- Unchanged: the duty to insure the building for full replacement value in the owners corporation's name, to keep common property in repair, to keep a strata roll and records, and to provide a Section 184 certificate when a lot is sold.
No meetings, no commissions, no money handled. Both owners sign online.