Switching
managers.

Almost every property management agreement requires written notice to terminate, typically 30 days, occasionally 60. Review your agreement before doing anything else.

The notice should state: (1) the termination date, (2) the request for return of all documents and funds, and (3) instructions for where to deliver them. Email with read-receipt is sufficient. Certified mail is stronger if you expect resistance.

If you're switching to us, we draft the termination notice for you and send it on your behalf. You sign off. We handle the paperwork.

This is the most common friction point. Your management agreement gives you the right to terminate and collect your documents. It doesn't let the manager hold them hostage. If they stall past the notice period, send a written demand. A new manager handling your transition has seen this before and can escalate.

If the outgoing manager has any claim against the deposit (unpaid fees, for example), that needs to be resolved between you and them, not by withholding the deposit. The tenant's deposit should transfer intact to the new manager or be held by you in a separate trust account.

Once management is terminated, all communication should route through the new manager. If the old manager is contacting your tenant after handoff, that creates confusion and potential liability. Your new manager handles this by introducing themselves in writing and making it clear who the tenant should contact.

Some managers charge a full leasing fee for any tenant they placed, even if you're leaving before the lease term ends. Read your agreement carefully before you terminate. The fee may be owed even on a mid-lease switch.

Do I need to wait until my lease with the manager expires?

Usually not. Most property management agreements have an early termination clause: 30 days written notice, sometimes with a termination fee. Read yours before you act. If the agreement doesn't have a termination clause, Texas law generally allows termination with reasonable notice for a personal services contract.

Will the tenant be disrupted by the switch?

Not significantly if it's handled correctly. The tenant needs written notice of who the new manager is and where to send rent. We handle that communication directly and make the change as low-friction as possible for them.

What if my current manager refuses to hand over the lease or deposit?

That is a breach of your management agreement and potentially a violation of Texas Property Code. The first step is written demand. If they continue to withhold documents or funds, that is a matter for TREC (the license holder's regulator) and possibly small claims or district court. Most managers comply when the demand is formal.

Can I switch managers while the property is occupied?

Yes, and it's actually cleaner than switching during a vacancy. The tenant stays in place, the lease doesn't change, and the transition is primarily administrative. The outgoing manager hands over documents and the incoming manager introduces themselves.

Does switching managers affect my tenant's security deposit?

No. From the tenant's perspective, the deposit is still held in trust and their rights don't change. The deposit transfers from the outgoing manager's trust account to the incoming manager's trust account (or to you, if you're holding it). The tenant receives written notice of where the deposit is being held.

How long does the whole thing take?

30 to 60 days in most cases. The 30-day notice period is the main variable. If the outgoing manager is cooperative, the handoff happens in parallel and you're fully transitioned by day 30 to 35. If there's friction, it can take another two to four weeks to resolve.