Can owners call a meeting to change managers without the manager's help?

Yes. Under the Strata Titles Act 1988, the Secretary or any two Management Committee members can call a meeting directly. Alternatively, one fifth of all owners can sign a meeting notice and send it to all owners. The notice must be posted at least 14 days before the meeting date.

What if we are locked into a management contract?

Get a copy of the contract and review the termination provisions. Seek advice from your own solicitor or conveyancer on your obligations. If the manager is unreasonable and won't hand over records or funds, the matter can be taken to the Magistrates Court. Acacia Collective can also advise — call 1300 792 255.

What is the easiest time to change our strata manager?

The Annual General Meeting (AGM) is the most straightforward opportunity. Complete regular AGM business first, then move a resolution that the current manager not be reappointed. You can either adjourn for up to 14 days to confirm a new manager, or appoint a new manager at the same meeting if you've already done your research beforehand.

How do we get a list of all owners so we can contact them?

Your local Council can provide a list of all registered owners in the group. This is useful when you need to organise an extraordinary general meeting or gather signatures from one fifth of owners to call a meeting independently.

How to Change Your Strata Manager

Start With a Conversation

Before moving to a formal change process, it's worth raising your concerns directly with your existing manager. Many issues — slow response times, poor communication, unclear invoicing — can be resolved once they're brought to the manager's attention. If the manager is part of a larger organisation, escalating to a senior contact is also an option.

That said, if problems persist or the relationship has genuinely broken down, changing managers is a straightforward process. This guide walks you through it.

Step 1: Check Whether You Have a Binding Contract

Management agreements typically run until the next Annual General Meeting (AGM). Your first step is to find out whether you're currently bound by a contract, and if so, when it expires.

If the contract runs through to the next AGM — go to Step 4 (the AGM route).
If there is no current contract, or the manager has seriously breached the agreement — go to Step 2.
If the AGM is coming up shortly — go to Step 5.

Step 2: Organise an Extraordinary General Meeting

If you're not locked into a binding contract, you can call an Extraordinary General Meeting (EGM) to vote on changing managers. Start by getting a current list of all owners — your local Council can provide this. Then ask your existing manager, or a fellow owner, to assist with organising the meeting.

If the manager is unhelpful or uncooperative, go to Step 3.

Step 3: How Owners Can Call a Meeting Themselves

Under the Strata Titles Act 1988, owners have the right to call a meeting without the manager's involvement. Either of the following approaches is valid:

The Secretary, or any two members of the Management Committee, can call a meeting directly.
Alternatively, one fifth of all owners can sign a meeting notice and send it to all owners.

When calling the meeting:

The notice must be posted to all owners at least 14 days before the meeting date.
The agenda must include management as a discussion item.
Include proxy forms with the notice so absent owners can still have their say.

Step 4: If You Have a Contract and Want to Break It

If you're currently locked into a management contract and want to exit early, get a copy of the contract first and read the termination provisions carefully. Breaking a contract without proper grounds can expose the corporation to a financial claim.

Seek independent advice before taking action. Your options include:

Your own solicitor or conveyancer for guidance on contract obligations.
If discussions break down, the matter can be taken to the Magistrates Court.

If you'd like to talk through the process, Acacia Collective can advise — call 1300 792 255.

Step 5: Making the Change at the AGM

The AGM is the most straightforward time to change managers. Work through the standard AGM business first — reviewing the previous year's financials, adopting the budget, and appointing office bearers. Then move a resolution that the current manager not be reappointed.

If the majority agrees, you have two options:

Adjourn the meeting for up to 14 days — use the time to contact and confirm your preferred new manager, then reconvene to formally appoint them.
Appoint the new manager at the same meeting — if you've already identified and confirmed a preferred manager beforehand, pass the appointment resolution immediately.

Tip: Do your research before the meeting. Contact prospective managers in advance, get a sense of their fees and approach, and come to the AGM ready to move.

Making the Transition Smooth

A hands-on Management Committee makes a big difference during any management changeover. The committee can handle day-to-day owner queries, liaise directly with the incoming manager, and keep things running while records and files are being transferred.

A good incoming manager will take care of the handover process — requesting files, records, and bank account details from the outgoing manager. Don't be afraid to ask prospective managers how they handle transitions before you appoint them.

Get in Touch

If you're thinking about making a change and would like to talk through the process, we'd be happy to help. Acacia Collective manages strata and community title groups across South Australia.

Call us on 1300 792 255 or email hello@acaciacollective.com.au.