NSW
How to change or leave your strata manager in New South Wales
Clear rules, firm deadlines. Agreements are capped at three years and the handover deadline is 14 days.
- Your scheme is
- Owners corporation
- The law
- Strata Schemes Management Act 2015. Agents are licensed under the Property and Stock Agents Act 2002.
- Who regulates
- NSW Fair Trading. Disputes and orders go to NCAT. Annual reporting through Strata Hub.
1Get a motion on the agenda
Any owner can require a motion on the next general meeting agenda by written notice to the secretary, with the motion, your name and an explanation of up to 300 words (Schedule 1 clause 4). The secretary must include it, even if your levies are behind.
2Force a meeting
Owners holding at least one-quarter of the unit entitlements can require a general meeting, and the secretary must convene it within 14 days (s 19). Notice is 7 days for a general meeting and 14 for an AGM.
3The vote you need
Every decision about the agent is an ordinary resolution at a general meeting: a majority of votes cast, one vote per lot. The committee cannot appoint or terminate. Quorum is one-quarter of voters or entitlements; if it is not reached in 30 minutes the chair adjourns for at least 7 days or declares those present a quorum.
4Contract limits and how termination works
Agreements are capped at 3 years including any renewal option (1 year if the agent was appointed at the first AGM). There is no statutory no-fault termination: a mid-term exit follows the agreement's own clauses, or NCAT can terminate or vary the agreement for unsatisfactory performance, unfair charges, undisclosed commissions, harsh terms or unlawful conduct (s 72).
5What happens at expiry
The appointment expires at the end of the term. Give written notice of non-reappointment at least 3 months before it ends, or the agent gets a deemed option to extend by up to 3 months (s 50). The committee can only extend in 3-month steps and never past the next AGM. A 2026 amendment changes the notice to 2 months; check which applies.
6Handover
Once the committee gives notice of the decision to terminate, the agent must deliver all owners corporation property including records to the named committee member within 14 days (s 181). Pay undisputed fees promptly so no lien is claimed. NCAT can order the return of records.
7Running it yourselves
Lawful: the Act says the owners corporation may appoint an agent. The committee must appoint a chairperson, secretary and treasurer at its first meeting; one person may hold all three. Hold the AGM every financial year and lodge the Strata Hub report within 3 months of it ($3 per lot). From 1 October 2026 two-lot schemes are exempt from annual reporting and committee members complete free online training.
8Protections you already have
Agents may not accept gifts. Commissions must be disclosed at every AGM and in writing before any commission-bearing contract, insurance quotes must be itemised, and the AGM notice must include a motion to consider the agent's commissions report. Penalties run to 500 penalty units.
Wording for NSW
Fill in the brackets, put each decision as its own motion, and keep the minutes.
Notice of non-reappointment
The owners corporation gives notice under section 50(8) of the Strata Schemes Management Act 2015 that it will not reappoint [agent] at the end of the current term on [date].
Motion to terminate
That the owners corporation, in accordance with section 50(3) of the Strata Schemes Management Act 2015 and clause [x] of the agency agreement, terminates the appointment of [agent] effective [date], revokes all delegations to the agent under section 52, and authorises the strata committee to give the notices required by sections 50 and 181.