Please help, I have an IP in the campbelltown area in Sydney. The PM and I got along quite well at the beginning and she has been managing it since I bought the home 3 years ago. Paid higher than average PM fees but felt I could trust her so worth the extra cost. After 2 years she slacked off. Didn't even bother to do routine inspection until the tenants moved out after 6months to find alot of damage had been done to the home. Carpet had to be replaced and beautiful laminated floorboard damaged as the tenant had kept animals in the home and they urinated on them. The lease stated 2 pets outdoor only but tenants have violated it which could have been found out earlier if routine inspection was carried out. The neighbour told me they saw 4 large dogs kept inside the home when the tenant was there. The PM advised she couldn't do routine inspection because access was denied as the tenant had a son with autism and wouldn't allow people through. The neighbour told me his condition was very mild and can interact with the neighbours just fine. The bond was enough to cover the carpet only. The damaged floorboard the PM advised me was just an eyesore but still usable and people can walk on them so we didn't need to replace. The next tenant moved in and the same pattern repeated. No routine inspection done at all after the first 6 months or even scheduled and the tenant was actually expecting one in order for them to notice and notify me of the moving floorboard. Tenants looked after the home well and paid rent on time but was difficult to deal with as they had a bad start with the agency from the beginning. Tenant was so angry of their poor service and lack of communication. The damaged floorboard as it had water trapped underneath have since started moving and left gaps hence need to be repaired in case women's high heels get caught in them as demanded by the recent tenant. It is beyond repairable and had to be replaced. About $3k min. The tenant vacated but still paying rent in their final week. The PM was very slow in responding and although the rental ad achieved over 200hits in the first 4hours it got listed on realestate.com very few people turned up at the opening and I wondered why ? I myself struggled to reach the PM and had to constantly call her up to remind her of things that need to be done yet constantly forgotten. She advised will hold a few more openings this week and will send notice to the tenant but later on forgot. The tenant has vacated so the house is empty however keys have not been returned as they are still paying rent so sufficient notice has to be issued per the act. The tenant is very unresponsive and cannot be contacted but the PM advised me she's waiting for them to get back to her regarding an inspection time. I felt this was such a terrible waste of time and things were not progressing well despite the rental market is awesome in the area and my home is very marketable. I was so upset so sent her an email politely stating that I am very unhappy and felt she didn't care for the property much. I am a renter myself and my agency sends me notice (with sufficient time) of inspection time and date, no responses means acceptance of the request. They did not ask for permission and await my reply. If the time doesn't suit I can object and request another slot. I think this is fair to both parties and works to minimize time loss for the owner in finding a new tenant. Note, I did not tell her but merely asked why we couldn't do the same as they should be working to minimize losses and damage to the owner ! My recent tenant has after all vacated the premises and it is now empty. She wrote back saying they do things by the book and followed the act and terminated my management agreement effective immediately. This was such a shock and so rude. I replied saying of course we have to do things by the book but I was disappointed at how she keep on forgetting the things she advised and promised me then got no further reply from them. I am now frantically looking for a new agent but feel very bitter at the mess I have been left in due to their carelessness and neglect with the routine inspections leaving me with the costly damage. The floorboard was in perfect condition before the former tenant moved in. Is there anything I could do to claim compensation from them via the tribunal ?