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How to fire your property manager in Massachusetts, step by step
To fire a property manager in Massachusetts, read the termination clause in your management agreement, give written notice for the period it requires (often 30 to 90 days), request the security deposits, records, keys and funds in writing, notify tenants and vendors of the change, and have the new manager ready to start the day the old one ends. Done in that order, a switch takes one notice period and costs a few hours of your time.
- 1. Read the agreement
Find the term, the renewal date, the notice period and any early termination fee. If the agreement auto-renews, note the window for notice before the renewal date. If you cannot find your copy, request one in writing.
- 2. Line up the new manager first
Interview replacements before you give notice so there is no gap. Ask the twelve questions, and have the new agreement ready to sign with a start date matching the old end date.
- 3. Give written notice
Email plus a mailed letter, dated, stating the termination date under the clause you are using. Keep proof of delivery. Keep the tone businesslike; you still need their cooperation for the handoff.
- 4. Request the handoff in writing
Security deposits with interest and the bank details, last month's rents, operating funds, leases and tenant files, vendor contracts and invoices, keys and codes, warranties, insurance policies, inspection and compliance records (lead, detectors, local registrations), and the financial history. Ask for a final statement and a reconciliation of every account.
- 5. Tell tenants and vendors
Tenants get a letter with the new manager's portal, maintenance number and where to pay from the switch date, so rent does not go to the wrong place. Vendors get a notice about who approves and pays work going forward. Our team sends both.
- 6. Day one
The new manager reconciles what was received against what was requested, walks the building, and tells you in writing what is missing. Anything the old manager did not hand over is chased with a dated letter.
Do not forget the deposits
Security deposits must be held in a separate interest-bearing Massachusetts account, and the owner is responsible for them whoever holds them. Get the bank details and balances in the handoff, and have the new manager give each tenant written notice of the new account. The deposit rules.
Questions
Can I fire my property manager without cause?
Most agreements let either side end on written notice without giving a reason. Some charge a fee for ending before the term is up. The clause controls; we are not lawyers, and if it is unclear a short call with your attorney is worth it.
What if the manager refuses to return records or deposits?
Send a dated written demand listing exactly what is missing. If it is still not produced, the next step is your attorney; security deposits in particular are the owner's legal responsibility to the tenant.
Will tenants be affected?
They set up a login in the new portal and pay there from the switch date. A clear letter and a working phone number keep it uneventful.
How much does it cost to switch to Copper Bottom?
Our fees are on the pricing page. Any onboarding charge is in the agreement before you sign.
General information, not legal advice. Your agreement and Massachusetts law control.