Can a Tenant Request a New Property Manager?

When landlords have multiple rental properties, they hire some managers to ensure the best property management. However, sometimes the tenant and the property manager might run into some disputes, after which the tenant might want a new property manager.

However, is that allowed?

Can a Tenant Request a New Property Manager?

Unless the property manager is the landlord, then yes, a tenant can typically request a new property manager, especially if they are experiencing issues with the current property manager’s performance, professionalism, or conduct.

While tenants do not have direct control over the hiring or firing of property managers, they can make their concerns known to the property management company or landlord and request a change.

Is the Landlord Required to Accept the Tenant’s Request?

In most cases, a landlord is not legally obligated to accept a tenant’s request for a new property manager. Property managers make it a lot easier for landlords to handle their properties. They can even sign a lease on their behalf.

However, property owners and property management companies do have a legal and contractual obligation to provide certain services and maintain the property per the tenancy agreement and applicable laws.

In addition, each state and territory has its own tenancy laws, which may impose additional requirements on landlords. For example, in Queensland, landlords must allow tenants to keep pets, unless the property is not suitable.

If you, as a tenant, have legitimate concerns about the performance or conduct of the property manager and have made your concerns known to the property management company or landlord, they are generally obligated to:

1. Address Valid Concerns: Landlords and property management companies are typically required to address legitimate concerns or issues raised by tenants. They should take steps to investigate and resolve problems related to the property manager’s performance or conduct.
2. Provide a Safe and Habitable Environment: Landlords are, according to the rental agreement, generally obligated to provide a safe and habitable living environment as required by local housing laws and the terms of the lease agreement. If the property manager’s actions or negligence are affecting your safety or the habitability of the property, this could be grounds for a complaint or legal action.
3. Follow Lease Terms: The lease agreement between the tenant and the landlord often includes provisions related to property management and services. If the lease outlines specific responsibilities of the property manager, the landlord should ensure that these responsibilities are fulfilled.
4. Comply with Local Laws: Landlords and property management companies must also comply with local laws and regulations governing landlord-tenant relationships and property management.

Read more here on whether a landlord can renovate during the lease.

What Are the Steps the Tenant Should Take To Request a New Property Manager?

Requesting a new property manager can become a necessary step for property investors who are experiencing issues with their current property manager’s performance or professionalism. Here are the steps you should take to request a new property manager:

1. Review Your Lease Agreement: First, review your lease agreement, which may be outlined in a fixed-term agreement or a periodic agreement, to understand the terms and conditions related to property management changes. It may outline specific procedures or requirements for requesting a new property manager.
2. Identify the Issues: Clearly identify the reasons why you believe a new property manager is necessary. Document specific instances of unprofessional behaviour, neglect of responsibilities, or any other valid concerns related to routine inspections, property maintenance, or condition reports.
3. Contact Your Current Property Manager: Before taking any formal action, try to communicate with your current manager about your concerns. They may not be aware of the issues, and it’s possible that some problems can be resolved through open and respectful communication.
4. Contact the Property Management Company: If your concerns are not addressed or if you do not feel comfortable discussing the issue with your current property manager, reach out to the property management company directly. Contact the company’s main office or customer service department to discuss your concerns and request a new property manager, mentioning the management agreement and bond documents if necessary.
5. Submit a Written Request: It’s usually best to put your request in writing to create a record of your communication. Write a formal letter or email explaining the issues you have experienced and your request for a new property manager. Be concise and respectful in your communication.
6. Provide Evidence: If possible, provide evidence to support your claims, such as photographs, emails, or other documentation that illustrates the problems you’ve encountered with property inspection or property maintenance.
7. Follow Up: If you do not receive a response within a reasonable time-frame (typically a few business days to a week), follow up with the property management company to ensure they have received your request and are working on a resolution.
8. Involve Local Housing Authorities: If the property management company does not adequately address your concerns, consider contacting Consumer Affairs or Consumer Protection’s offices in your area for guidance or to file a formal complaint related to breach notices or termination notices.
9. Legal Advice: In extreme cases where your living conditions are seriously compromised and you feel your bond money is at risk, you may want to seek legal advice from an attorney who specialises in landlord-tenant disputes. They can guide you through the process and help protect your rights, ensuring fair wear and protection of your personal documents throughout your property investment journey.

For more reading, see also how property managers are paid.

What Does the Written Request of a New Property Manager Look Like?

Here’s an example of how the written request should look like:

[Your Name] [Your Address] [City, ZIP Code] [Date]

[Property Management Company Name] [Property Management Company Address] [City, ZIP Code]

Dear [Property Management Company Name],

I hope this letter finds you well. I am writing to express my concerns regarding the current property manager, [Current Property Manager’s Name], who is responsible for managing the investment property located at [Property Address], where I am a tenant under the lease agreement dated [Lease Start Date].

I have experienced several issues and challenges with the current property manager, including:

Lack of responsiveness to maintenance requests: Despite submitting multiple maintenance requests over the past [period of time], many of which are related to essential repairs, I have not received timely responses or resolutions.

This has resulted in inconveniences and discomfort within my living space. These issues have not only affected my residential property but also have financial implications as I’ve had to bear repair costs without prompt attention from the property management service.

Unprofessional conduct: On [mention specific incidents], I have encountered unprofessional behaviour from the current property manager, which has left me feeling uncomfortable and concerned about the management of this property.

Failure to uphold lease terms: I have observed instances where the current property manager has failed to uphold certain provisions outlined in my lease agreement, particularly regarding [mention specific lease terms or responsibilities].

As a property owner, it’s crucial that lease terms are enforced to protect my investment property’s value.

I believe that these issues have a significant impact on my living conditions and the overall satisfaction of my tenancy and investment property ownership.

In light of these concerns, I kindly request that the property management company, as licensed agents, consider assigning a new property manager, adhering to the appropriate management agreement, to oversee the investment property at [Property Address].

I understand that changes in property management can be a complex process, but I believe that a change is necessary to ensure the well-being and satisfaction of all tenants in this community.

I am willing to cooperate with the transition and provide any necessary information to facilitate this change smoothly, including the property condition report and property inspection details.

I appreciate your attention to this matter and your commitment to maintaining a high standard of property management. I look forward to a prompt response and a resolution that benefits both tenants and the property investment owners.

Please feel free to contact me at [Your Phone Number] or [Your Email Address] to discuss this matter further or to schedule a convenient time for a meeting.

Thank you for your time and attention to this request.

Sincerely,

[Your Name]

Note: Don’t forget to tailor the issues section to your current problems, as the issues written above are just an example.

The Verdict

While it’s possible for tenants to request new property managers, many steps can be taken prior to that in hopes of remedying the situation. However, if discussions are fruitless, the tenant may submit a written request to have their property manager replaced.

The request isn’t always guaranteed to change the property manager, but if the claims are valid, then it will happen.