Changing Property Managers in Mandurah: What Landlords Should Know

When a rental property is being managed well, the important things are clear: rent is accounted for, inspections are documented, maintenance is followed through and the owner knows who to call. If those basics are becoming difficult, you may be considering a change of property manager.

For a Mandurah or Peel landlord, the first step is not sending an angry email or terminating the tenant’s lease. It is understanding the management authority you have signed, the notice required to end it, and how your tenant and property records will be looked after during the transition.

Two agreements, two different purposes

Your property management authority is the contract between you and your managing agency. Your residential tenancy agreement is the contract governing the tenancy. Changing the agency does not, in itself, end the tenant’s lease. What needs attention is the date your agency appointment ends, the transfer of management responsibilities, and clear instructions to the tenant about future contact and rent payments.

This distinction matters when the home is occupied. A landlord may be unhappy with communication or reporting without wanting to disturb a reliable tenant. A properly planned agency handover can address the management side while keeping the existing tenancy arrangements in place.

Check the authority before you give notice

There is no notice period or exit fee that can safely be promised for every Western Australian management agreement. Start with the actual authority: the initial appointment term, whether it renews, the termination clause, notice requirements and any payment provisions for early termination.

WA Consumer Protection’s guidance on you and your property manager advises owners to check their written authority and to end it correctly in writing. A notice period of 28 days may apply to some arrangements, but it is not a substitute for reading your specific contract. If a clause or disputed exit cost is unclear, consider independent advice before taking action.

You can speak with a prospective new manager before your existing authority ends. That conversation can cover whether changing now makes sense, an achievable handover date and whether any current issues need attention during the notice period.

What needs to be handed over?

The new agency needs more than a set of keys. It should receive a current picture of the tenancy, the property’s condition and the outstanding obligations so that nothing important falls between the outgoing and incoming teams.

The official WA transfer-of-management checklist identifies the original lease, bond information, property condition report, inspection reports and photographs, rent payment ledger, keys and access details, ongoing maintenance, service arrangements, unpaid accounts and any current breach or termination notices.

In practice, we would also discuss the next routine inspection, the lease expiry date, proposed rent reviews, existing repair quotes, insurance-related matters and any spending approvals. A transfer is not complete merely because the previous agency sends across a folder.

Utility bills and account instructions at handover

Before changing agents, ask for an account-by-account handover of outstanding water, electricity and gas charges. Check who currently receives each bill, which amounts have been paid, whether any tenant consumption still needs to be invoiced, and whether the incoming agency has been authorised to access the relevant provider records. A new management authority does not automatically change the bill recipient or settle outstanding accounts.

For water, separately identify tenant consumption and owner service charges. Water Corporation offers different property-manager billing arrangements, including water-use-only billing and separate service-charge delivery. Regardless of who receives the account, the owner remains liable to Water Corporation for charges owing. Confirm the correct arrangement with the provider instead of assuming the former agency’s instructions will transfer.

WA Consumer Protection explains that where a landlord or agent passes on utility consumption charges, the tenant must receive the required written notice within 30 days of the provider bill being received. Shared meters also need the calculation method recorded in the tenancy agreement. Check dates, meter readings, supporting accounts and any unbilled period during the agency change; see the official utility billing guidance. For a detailed owner-versus-tenant explanation, read our WA rental water bills and service charges guide.

What happens to the tenant and bond?

Tenants need to know who manages the property from the agreed changeover date, who to contact about repairs and how rent payments should be made. The communication should avoid contradictory instructions from two agencies and give the tenant a clear contact if anything looks unfamiliar.

The bond record must also be updated when the managing agent changes. For agent-managed rentals in WA, a bond-management transfer can be handled through BondsOnline. Consumer Protection explains that tenants do not need to sign or approve a variation that changes only the owner or agent; they are notified of the updated record. See the department’s bond variation guidance.

Questions worth asking a new property manager

Fees matter, but it is difficult to compare agencies by a headline percentage alone. Ask what the management fee covers, which additional charges apply, how inspections and maintenance are reported, who handles your enquiries, and when you can expect an update about rent arrears, lease renewals or work requiring approval.

Ask how the incoming agency will approach your particular home. A leased villa in Halls Head, a family home in Lakelands and a dual-key investment in South Yunderup will not have identical reporting and maintenance needs. What should remain consistent is clarity around responsibilities and the decisions that require your approval.

Owner handover checks by property type

The records worth reviewing should reflect the home itself. For a Halls Head coastal rental, check any outdoor fittings, reticulation, pool equipment and agreed servicing. For a Lakelands family home, confirm the condition report covers appliances, living areas and garden features. For an already-tenanted Madora Bay property, clarify maintenance requests and access arrangements, while a Secret Harbour rental may call for attention to coastal exposure or outdoor upkeep. Those are prompts to ask about, not assumptions about every home in a suburb. The handover plan should match your property’s actual features and tenancy records.

A good first meeting should leave you understanding the service, its costs and the handover plan. It should not require you to commit before you have seen the proposed authority.

Considering changing property managers in Mandurah?

At Beshay Realty, our Mandurah-based team works with landlords across the Peel region. If you are already with another agency, we can discuss the current arrangements, review the information you provide and put forward a property-specific management proposal. We can also start with a rental appraisal if you want to understand your property’s current position before making a decision.

Explore our Mandurah property management service, see how we approach leasing, or contact us to discuss changing managers or request a rental appraisal. You can call our Mandurah office on (08) 9587 0875.

Information current as reviewed on 31 October 2026. This article is general information, not legal advice. Your signed management authority and current WA requirements determine the steps relevant to your circumstances.