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How to change property managers in New Zealand

Changing or switching property managers involves checking your agreement, choosing a replacement, giving the required notice and arranging a clear handover. This guide explains the sequence, the records that should move, and what the change means for your tenants.

Last reviewed: September 2026

Can I change property managers at any time?

You can generally change property managers, but the process and timing depend on the terms of your management agreement and any other applicable legal requirements. Check the agreement carefully before giving notice.

This page is general information, not legal advice. Agreements do not all contain the same terms, so read yours in full — or get advice — before giving notice.

Step 1: Read your current management agreement

  • The notice period required, and whether notice must be in writing
  • Whether the agreement is fixed-term or rolling
  • Any early-termination provisions or minimum-term conditions
  • Any applicable termination or other fees
  • Who holds keys, records and bond information

Step 2: Choose your new agency

Line up the replacement before you give notice so there is no gap in management. Compare agencies on the things that made you want to change — response time, inspections, maintenance handling, arrears process — as well as the total annual cost. Our guide to choosing a property manager sets out the questions to ask, and the guide to property management fees in New Zealand explains how to compare total annual cost. Auckland landlords can also read the Auckland property manager comparison guide.

Still weighing up whether to change at all? The guide for landlords unhappy with their property manager covers raising issues before switching.

On PMCompare, requesting a call simply means you want to speak with that manager. It does not appoint them, and nothing is sent to your current property manager.

Step 3: Confirm when you are ready to proceed

Giving notice on your current agreement is a separate, deliberate step that happens when you decide.

Speak with as many managers as you like before deciding. Once you have chosen a new agency, you decide when to give notice and arrange the handover with your current and incoming managers. You control the timing.

Step 4: Give written notice to terminate the management agreement

To terminate your property management agreement, give notice in the form and timeframe the agreement requires, and keep a copy. Confirm in the same message the date management ends and how remaining rent, expenses and the final statement will be settled. The notice period and any conditions for ending a property management agreement come from that agreement, so use its wording rather than a general rule.

Step 5: Make sure the records actually transfer

A clear handover helps the incoming agency take over without avoidable gaps in records or access.

  • Signed tenancy agreement and any variations
  • Bond lodgement details and the bond number
  • Rent ledger, arrears history and current rent amount and due date
  • Tenant contact details and any agreed arrangements
  • Past inspection reports and photographs
  • Healthy Homes compliance statement and supporting records
  • Smoke alarm, insulation and maintenance history
  • Keys, remotes, access fobs and alarm codes
  • Outstanding maintenance jobs and current quotes

Ask for a written handover list and confirm who is responsible for each outstanding item. This is a practical starting point, not an exhaustive legal checklist.

What should I check before switching property managers?

  • Notice and termination terms
  • Any fees or minimum-term conditions
  • The exact date the current management arrangement ends
  • Final rent and expense reconciliation
  • Handover responsibilities
  • Who will update the bond information
  • How and when tenants will be notified
  • Outstanding maintenance and quotes
  • Keys, remotes, fobs and other access items
  • Who will send tenants the new payment and contact information

Can I change property managers while I have a tenant?

Yes, subject to your management agreement. Changing the property management company does not by itself terminate the tenant's tenancy — the existing tenancy continues, subject to the applicable process.

The existing tenancy continues on the same terms and conditions. Changing the property management company does not by itself end the tenancy or require a new tenancy agreement. What changes is who manages the tenancy, the relevant contact details, address for service and rent-payment arrangements. Tenancy Services sets out the process in its change of landlord or property manager guidance.

Plan the timing so there is no gap in management: confirm the handover date, who notifies the tenant, who updates the bond information and who holds keys and records from that date.

What changes for my tenants?

Changing property managers does not by itself create a new tenancy agreement. The existing tenancy continues, while the tenant is notified of the new property-management, contact and rent-payment details.

When a property management company changes, Tenancy Services says the current property manager must give the tenant written notice identifying who is taking over, the new contact details and when the change takes effect. The tenant must also receive the new address for service and correct rent-payment information. See Tenancy Services guidance on changing a landlord or property management company.

The bond information must also be updated with Tenancy Services. From 29 June 2026, change of landlord transactions are submitted online through Bond Hub or compatible property management software rather than the former paper form. See Tenancy Services guidance on updating bond information.

Common questions

How do I change property managers in New Zealand?

Read your current management agreement for its notice and termination terms, choose your new agency, give notice to the outgoing agency in the required form when you are ready, then arrange the handover of keys, bond information, tenancy records and compliance documents to the incoming agency.

How much notice do I have to give my property manager?

The applicable notice period is set by your management agreement. Check the agreement for the required notice, how notice must be given and whether any termination fees or other conditions apply.

Does changing property managers affect my tenants?

Changing property managers does not by itself create a new tenancy agreement. The existing tenancy continues, while tenants are told in writing who is taking over, when the change takes effect, who to contact and where to pay rent. The bond information must also be updated with Tenancy Services.

Does changing property managers create a new tenancy agreement?

No, not by itself. A change of property management company does not on its own require a new tenancy agreement. The existing tenancy continues, while the relevant management, contact and rent-payment details are updated.

See what other agencies would offer first

Before giving notice, it's worth knowing your options. Submit your property once and compare proposals from agencies that service your area — free, private, and with no obligation to switch.

Get free agency proposals

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