How to change or leave your strata manager in South Australia

After the first 12 months you can end a manager's contract on 28 days' notice by ordinary resolution, and that right cannot be signed away.

Your scheme is: Strata or community corporation
The law: Strata Titles Act 1988 for older strata plans, or the Community Titles Act 1996 for most newer schemes.
Who regulates: Attorney-General's Department and Consumer and Business Services. Free advice line at the Legal Services Commission, 1300 366 424. Disputes go to the Magistrates Court.

1Get a motion on the agenda

No express right to compel an item. Write to the secretary asking for the item and its text to go on the agenda. If a paid manager is to be appointed, renewed or extended, the agenda must carry the text of that resolution and say where the contract and explanatory pamphlet can be viewed, available at least 5 clear days before the meeting.

2Force a meeting

One-fifth of the unit holders (strata) or members holding 20 per cent of the lot entitlements or lots (community) can convene a general meeting themselves on 14 days' written notice (s 33 or s 81). Quorum is half; without it, adjourn 7 to 14 days and those present form the quorum.

3The vote you need

Delegation to a manager is an ordinary resolution (s 27A or s 78A). A paid manager needs a written contract stating the term, the delegated functions, your termination rights and the remuneration, and cannot be paid without one.

4Contract limits and how termination works

No maximum term, but for any contract longer than 12 months, once the corporation has had continuous arrangements with the manager for 12 months it may terminate by ordinary resolution on at least 28 days' written notice (s 27B(4) or s 78B(4)). That right cannot be excluded, and a renewal at the manager's option counts as part of the term. A 2024 amendment Act with new regulations appears to commence on 1 September 2026; confirm the current text.

5What happens at expiry

The delegation ends with the contract, and the manager cannot be paid without a compliant contract. Officers must stay in place.

6Handover

Records within 10 business days of the delegations being revoked (7 in some official guidance), by registered post or made available for collection, with a $2,000 penalty; trust money by transfer or cheque. You can also require quarterly statements of money dealings and an annual trust account audit report.

7Running it yourselves

Appoint a presiding officer, secretary and treasurer by ordinary resolution (s 23 or s 76); one person may hold every office in a scheme of 10 lots or fewer. A committee is optional. No government lodgement when the manager changes; update the bank, the insurer and, if the corporation has one, the ATO.

8Protections you already have

The manager is a fiduciary: honesty, good faith, care and diligence, no improper use of position, and written disclosure of any pecuniary interest including commissions before acting (maximum penalty $15,000). The manager or its staff may chair a meeting only if a majority present agree.

Wording for SA

Fill in the brackets, put each decision as its own motion, and keep the minutes.

Motion to terminate and self-manage

That the [strata corporation / community corporation], under section [27B(4) of the Strata Titles Act 1988 / 78B(4) of the Community Titles Act 1996], terminates the contract with [manager] by giving 28 days' written notice, revokes all delegations to the manager with effect from the end of that notice period, appoints [names] as presiding officer, secretary and treasurer under section [23 / 76], and directs the secretary to require the return of all records and trust money within 10 business days.