Yes, in NSW the owners corporation generally needs to pass a majority motion at an AGM or EGM to remove its strata managing agent. The resolution authorises the decision but does not replace the notice and termination process in the management agreement.
Yes, in NSW the owners corporation generally needs to pass a motion at a general meeting to remove its strata managing agent.
Current NSW Government guidance says the motion can be considered at the annual general meeting (AGM), or at an extraordinary general meeting (EGM) if owners do not want to wait. The motion needs a majority vote to pass.
The resolution does not replace the management contract. After the motion passes, the owners corporation must still follow the termination process in the signed strata management agreement, including any notice period, breach process, termination date and handover requirements.
For a NSW strata scheme, yes. If the owners corporation wants to remove the strata managing agent itself, it should pass a majority motion at an AGM or EGM. After the motion passes, it must give the manager notice and follow the termination procedure in the management agreement.
The strata committee should not simply terminate the manager on its own unless it has a valid legal power or delegation for the particular step. A Tribunal order can also end or vary a management agreement in qualifying disputes.
NSW Government guidance describes the removal decision as a motion at a general meeting that requires a majority vote.
If the AGM is close, the motion can be placed on the AGM agenda. If the committee wants to act sooner, the owners corporation can convene an EGM and vote on the motion there.
The meeting papers should make the proposed decision clear enough that owners know which manager is being removed, the proposed effective date and, where relevant, the replacement arrangement.
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No. They are different steps.
The resolution is the owners corporation's internal legal decision to remove the manager. The termination notice is the formal communication to the manager that gives effect to that decision under the contract.
A valid resolution without proper contractual notice can still create a dispute. Likewise, a termination notice sent without valid authority may be challenged.
In NSW, the safer and published government process is for the owners corporation to pass the removal motion at a general meeting.
The committee can do the preparatory work: review the contract, collect evidence, obtain replacement proposals, negotiate draft terms and arrange an EGM if necessary.
But the committee should not assume that its ordinary delegated powers allow it to bypass a decision that NSW Government guidance places at the owners corporation general meeting.
The motion should be specific enough to create clear authority for the next steps.
The exact drafting will depend on whether the scheme is ending the agreement early, allowing it to expire, terminating for breach, or acting under a negotiated mutual termination.
That the Owners Corporation resolve to terminate / not renew the strata management agreement with [Manager Legal Name] dated [date], effective [date], in accordance with the agreement and applicable strata legislation; authorise [named officer] to give all required notices; and direct the manager to complete the transfer of records, funds and authorities to [replacement / owners corporation] by the required handover date.
Often, yes. It can reduce the risk of a management gap.
In NSW, appointing a strata manager also requires a majority vote at the AGM or EGM. If the committee has already compared suitable proposals, the same meeting can deal with ending the current appointment and starting the new one from an aligned date.
The agenda should keep the decisions clear. Owners should have enough information about the outgoing agreement and the proposed new agreement before voting.
Owners should receive enough information to understand the proposed appointment, including the proposed term, fees, delegated functions and important contract terms.
The transition should not be structured so that owners vote to remove the current manager but have no clear understanding of the replacement cost or service scope.
If a replacement agreement is still being negotiated, the motion should avoid giving someone unlimited authority to accept materially different terms without further approval.
An expired agreement still needs to be handled carefully because extension or reappointment rules may apply.
In NSW, current government guidance states that a strata manager can sometimes extend a three-year appointment for up to three months if the owners corporation chose not to reappoint them but did not give three months' written notice that the contract would not be renewed.
If the committee has already extended an expired appointment under the statutory extension process and does not want to extend or reappoint again, NSW Government guidance requires at least one month's written notice to the manager.
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