problems with property management

Member since 2022 · 62 posts · 39 votes

how can you change from management company when your previous management person doesn't answer your texts and phone calls to at least let them know you don't want to work with them anymore . can you do it by just sending them a notification that you're no longer working with them? . this is one of the main reasons i want to change management company because of lack of communication . or can i just hire a new company . i'm so confused

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Michael Eskenasy

Investor · Pacific Northwest · Member since 2026 · 511 posts · 286 votes

The bigger issue is that their lack of response cannot become a veto over your ability to move on. Pull the management agreement and follow the termination clause exactly. If it requires 30 days’ written notice, certified mail, email, or some other method, do that. Document every unanswered call and message. Then give a clear termination date and require a written handoff of leases, keys, deposits, tenant records, maintenance issues, and any funds they’re holding. I would not simply hire another company while the first agreement may still be legally active, but I also would not keep waiting indefinitely for someone who refuses to communicate. Their silence is information. The contract tells you how to end the relationship; you don’t need their enthusiasm or cooperation to start that process.

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Michael Eskenasy
Investor · Pacific Northwest · Member since 2026 · 511 posts · 286 votes
4d
The bigger issue is that their lack of response cannot become a veto over your ability to move on. Pull the management agreement and follow the termination clause exactly. If it requires 30 days’ written notice, certified mail, email, or some other method, do that. Document every unanswered call and message. Then give a clear termination date and require a written handoff of leases, keys, deposits, tenant records, maintenance issues, and any funds they’re holding. I would not simply hire another company while the first agreement may still be legally active, but I also would not keep waiting indefinitely for someone who refuses to communicate. Their silence is information. The contract tells you how to end the relationship; you don’t need their enthusiasm or cooperation to start that process.
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Theresa HarrisPro Member
Member since 2019 · 15k+ posts · 11k+ votes
4d
Michael is right, look at your contract with them. Then give them notice and talk to a new PM who can then take over. Let the tenants know there is a new PM and give them their contact info. you don't need them to reply to your messages, just send them a formal notice.
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Drew SygitBusiness Member
Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
3d
This should be covered in your contract with them.
If not, send them a 30-day termination notice via registered mail.
How are you going to get lease, rent ledger, security deposit and tenant contact info?
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Diana Khan
Attorney · 10451 Mill Run Cir #755 Owings Mills, MD 21117 · Member since 2024 · 300 posts · 112 votes
3d
Quote from @Kristin Vegas:
how can you change from management company when your previous management person doesn't answer your texts and phone calls to at least let them know you don't want to work with them anymore . can you do it by just sending them a notification that you're no longer working with them? . this is one of the main reasons i want to change management company because of lack of communication . or can i just hire a new company . i'm so confused
@Kristin Vegas, I’ve helped landlords through situations where the bigger problem was not ending the management relationship, it was making sure nothing got lost during the handoff. When communication is already poor, I like everything from that point forward to be in writing.
I would follow whatever termination process is in your management agreement, but I would also ask for a full handoff by a specific date. That should include the leases, rent ledger, security deposit records, tenant contact information, keys, open maintenance issues, and any money they are still holding. I’ve seen transitions become much harder when the new manager starts without those basics.
I’d be glad to stay connected, @Kristin Vegas. Property management changes can feel messy in the moment, but a clean written handoff usually makes the next step much easier.
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Paul De Luca
Real Estate Agent · Chicago, IL · Member since 2018 · 1k+ posts · 1k+ votes
3d
@Kristin Vegas
Review your management agreement/contract for a clause regarding termination and follow the correct steps. Consider contacting an attorney if they don't respond or abide by the agreement.
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Patrick O'SullivanBusiness Member
Property Manager · Phoenix, AZ · Member since 2024 · 521 posts · 193 votes
3d
Start with the management agreement and follow whatever termination process is in there. I wouldn’t wait for them to respond before sending formal written notice. Just make sure you document everything and have a plan for getting the leases, deposits, keys, tenant info, and records transferred to the new manager.
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Marc Winter
Real Estate Broker · Northeast PA · Member since 2017 · 2k+ posts · 2k+ votes
2d
@Kristin Vegas
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Richard F.
Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes
2d
Texts and phone calls are a waste of time when dealing with critical issues, whether with tenants or your PM. Or your client owner.
Clear, direct, businesslike, written letter specifying a deadline to respond with documents and facts before escalating to the local RE governmental oversight, sent certified, return receipt requested, and email, give you the tracking that you need for these issues. Over the years I have seen several legit PMC's go out of business, and it started just like this. No response. No NET rental deposits when expected. No communications explaining why, or, phony claims of tenants paying late, with the PM converting the funds to try to keep the doors open, or otherwise.
Your termination option should have been clear at the time of signing the management agreement, but unfortunately too many rube investors do not take the time to closely review and understand what they are signing. Now you need to be concerned with getting copies of current, actual rental agreements and contact info for tenants; 100% of tenant security deposits transferred to you, and determining if there are outstanding invoices, utils, or service contracts that you will become responsible for.
Even if you here something from them suddenly, with excuses etc, you need to move forward. There is no excuse for failure to respond, unless this is a rogue agent in a much larger company. If that is the case, contact the Prinicipal Broker directly for answers.
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Josh C.Pro Member
Property Manager · Indianapolis, IN · Member since 2010 · 1k+ posts · 1k+ votes
2d
Don’t over think it. It’s highly unlikely they are gonna to try to screw you. 30 day notice and they will happily give you leases, keys, and tenant contract info. Sometimes things aren’t a good fit. It’s fine. Send them an email saying you are terminating and read your contract to see if there is a fee or not. If they messed up and you can show “I’ve emailed three times and you haven’t responded” you should ask for the fee to be removed and they likely will.
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Adam BartomeoBusiness Member
Real Estate Broker · Cape Coral, FL · Member since 2015 · 2k+ posts · 1k+ votes
2d
Normally, there is an expiration before the you can leave. There are often penalties if you leave before the expiration date. Read your contract to understand the terms and send them a certified letter
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Alan T.Pro Member
Rental Property Investor · Member since 2019 · 16 posts · 3 votes
12h
If they are that poor in communication, you're probably going to have two material issues. a) getting the security deposit and any other deposits - make sure you know exactly what that number is. It helps if your state has rules on how fast they need to send it your way. b) communicating with the existing tenants.
Ideally, you have some sort of leverage besides "we'll leave you a bad review", otherwise I think I will echo Richard and Pauls advice - look at the PM agreement, follow it and future correspondence in short, direct manner.
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