I have been having issues with a property manager for over 12 months with issues ranging from them deciding to give away free weeks rent without our consent to over charging for advertising, double charging fees for the same service and not ever providing a property report or update in the 12 month period. There have been many other small things that but the last straw was when we got an email informing us that the tenant had vacated 3 weeks earlier. She knew they where leaving but never let us know. She said she sent an email last week (she didn't) and that we didn't respond so she thought we where okay with it because she had a potential replacement tenant. We had had enough so I got another agent to take a look as we plan on moving to a new one and they told us that the place had not been cleaned and there is a broken window. So again we called to see what was going on and to get a condition report but she wasn't willing to give us anything and said she would get it done yesterday. Not surprising she did nothing and now won't answer our calls when we try an get an update. We are now almost at 4 weeks vacant and haven't can't start the advertising process until we close out the current contract. Other than driving 4 hours up to Albury and confronting her face to face what are our options? Is there anything to protect land lords from rubbish agents? Any suggestions appreciated!