How to Switch Property Managers in Oakland

This is general information, not legal advice. Rules change; check with the city or an attorney.

Switching property managers is mostly a handoff of money, records and keys. Here’s how it works in Oakland and the East Bay, step by step.

Signs It’s Time to Switch

• Owner statements that arrive late or don’t reconcile
• Maintenance requests that sit, or invoices with unexplained markups
• Rent increase notices or RAP filings you weren’t sure were done right
• No one answers when you call

Step 1: Read Your Termination Clause

Your management agreement sets the notice period and any termination fee. Note the earliest date you can end it.

Step 2: Give Written Notice

Send notice in writing, as the agreement requires, and ask for a handoff date.

Step 3: Handoff Checklist

• Security deposits and a trust-account accounting for each tenant
• Rent ledgers and any balances owed
• Leases, addenda and move-in condition records
• Keys, access codes and remotes
• Vendor list, warranties and open work orders
• Rent program records: Oakland RAP filings and notices, and any city registry records

Step 4: Notify Tenants Within 15 Days

California requires tenants to be told in writing who manages the property and where to pay rent and send notices, within 15 days of a change (Civil Code §1962).

Step 5: Update City Rent Programs

Update the owner or manager contact with the City of Oakland Rent Adjustment Program (RAP) and any other city where you own: the Berkeley Rent Board, the Alameda Rent Program or the San Leandro rental registry.

Section 8 Tenancies

For voucher units, the housing authority needs the new owner/agent details so HAP payments and inspection notices go to the right place. In Oakland that’s the Oakland Housing Authority; in much of Alameda County it’s HACA. See Section 8 property management.

Not Ready? Hire Us as a Consultant

If you want a second opinion before switching, OPM also works with owners as a consultant. Consulting is priced case by case. Contact us for details.

Switching Property Managers FAQ

Can I switch managers mid-lease?

Yes. Your tenants’ leases stay in effect when management changes. What matters is the termination terms in your current management agreement.

Do tenants need to be notified?

Yes. Under Civil Code §1962, tenants must be told in writing within 15 days of a change in the manager or the person authorized to receive rent and notices.

What happens to security deposits?

Deposits move from your old manager’s trust account to the new one (or to you), with an accounting for each tenant. Get the ledger for each unit in writing.

Related: Oakland apartment property management · property management fees · owner FAQ · Berkeley · Alameda · San Leandro · Hayward