How to change the manager of an apartment building?

Published: 12 January 2026
Reviewed by: the Practic d.o.o. expert team

Dissatisfaction with a manager does not by itself guarantee a successful change. Owners need a clear decision, a correctly conducted procedure and a supervised handover. Most problems arise when owners focus only on the termination and not on choosing a new manager and taking over open matters.

When does changing the manager make sense?

Reasons may include long-term unresponsiveness, unclear statements, failure to carry out valid resolutions, poor monitoring of maintenance or loss of trust. Before deciding, it is worth collecting concrete examples: unanswered reports, unfinished tasks, missing reports and contracts without a clear explanation.

What consent of the owners is required?

Appointing and dismissing a manager are generally acts of ordinary management. The decision is taken according to co-ownership shares, not just by the number of flats. Before starting, the current management contract, the agreement on mutual relations and the particularities of the building must be checked.

The procedure for changing the manager

1. Review of the existing contract

Check the grounds for termination, the notice period, the method of delivery and any special obligations.

2. Obtaining comparable offers

Offers must clearly define regular and additional services, reporting, responsiveness, reserve fund administration costs and the prices of tasks not included in the basic fee.

3. A valid decision of the owners

The resolution must be clear: who is dismissed, who is appointed, when the new contract takes effect and who is authorised to carry out the procedure.

4. Notice and a new contract

The notice must be delivered in a provable way. The start of the new management must be timed so that the building is never left without a responsible person.

5. Handover

Contracts, the state of funds, receivables and liabilities, insurance policies, owner records, technical documents, open insurance claims and a list of unfinished works must all be taken over.

The most common mistakes

A poor resolution, an unchecked majority, choosing on lowest price alone and an incomplete handover can lead to disputes or delays of several months. The new manager should therefore prepare a checklist and a timetable before the takeover.

Thinking about changing your manager? Practic can review the state of the building and propose a safe takeover. Send an enquiry.