My Property Manager Won't Answer Me. What Are My Options?

If your manager has stopped answering, the first move costs nothing. Send one written message today. Ask for the statements you have not seen, the invoice behind every expense on them, and a copy of your termination clause. Give 5 working days for a reply. Whatever comes back, four paths stay open: stay, switch, run the flat yourself, or put a system over the people on the ground.

Send the written request first

Email, not WhatsApp, so the date sits on a record you keep. Ask for four things:

• every statement since the last one you understood, in full
• the invoice or quote behind each expense on those statements
• where the flat stands today: bookings or tenancy, deposit held, keys held, listing accounts
• a copy of the clause covering notice and early termination

Set the deadline in the same message: 5 working days is enough for anyone with the file open. If the reply arrives and the next two statements reconcile against their invoices, you had a bad month rather than a bad manager.

Why the inbox goes quiet

Most firms run one shared inbox for every owner, and the state of your flat lives in the head of whoever picked up your file. Nothing about that fails loudly. Your question queues behind every other owner's, there is nowhere you can look at the flat yourself, and an answer waits on one person remembering to write back.

Two public accounts, each one person's. On Trustpilot, a customer of a Warsaw rental company wrote on 20 October 2025 about two weeks of silence. Email, WhatsApp and Instagram all went unanswered, and getting help afterwards "has been like pulling teeth". That account is from the guest side, not an owner's (Trustpilot, checked 2 September 2026).

On the bankier.pl forum, an owner posting as ~Wynajmujący (prawie) wrote on 15 May 2014 about the firm he had just paid 1,000 zł. Phoning them felt "jakbym rozmawiał ze studnią", like talking down a well. The agent assigned to him never once called back (bankier.pl, checked 2 September 2026). Two posts eleven years apart are two posts. They are not a measurement, and neither is the third one you find tonight.

Your options, cheapest first

Option	Cost	What it takes from you	When it fits
Written request with a deadline	Free	One email	Always, before anything else
Stay where you are	The fee you already pay	Nothing, while the risk keeps running	If the reply comes and the statements reconcile
Move to another manager	A similar percentage, plus a fresh handover	Weeks of vetting, notice and handover	To stay off the operational side
Run the flat yourself	No management fee	Every message and every turnover. Across 7 homes, 57 guest tickets between February and August 2026, 23 of them access problems	If you have the hours
Put a system over the people	Varies by provider	You approve decisions instead of chasing them	To see the flat without becoming its manager

The last row is the one most owners have not tried. Software coordinates the repeating work: the turnover after each booking, the guest messages, the nightly price. People in the same city do what has to happen inside the flat. The record sits where you can open it at eleven at night. It is a record that does not go quiet when one person is away.

Leaving a manager, and what notice applies

A contract to manage a property is not a named contract in Polish law. It is an unnamed service contract, so art. 750 of the Kodeks cywilny applies the mandate rules to it, art. 746 included (pro.rp.pl).

Article 746 § 1 opens "Dający zlecenie może je wypowiedzieć w każdym czasie": the party giving the mandate may terminate at any time. Paragraph 2 gives the other side the same right. Paragraph 3 says the right to terminate for important reasons cannot be signed away in advance (arslege.pl, checked 2 September 2026). Terminating without an important reason still ends the contract; it exposes you to a claim for the damage that caused.

No statutory minimum notice sits behind any of this. The number that binds you is the one in your own contract. Open it and find three things: the clause headed okres wypowiedzenia or rozwiązanie umowy, any penalty for ending early, and the paragraph covering keys, listing accounts and the tenant's kaucja. This is general information, not legal advice; an unusual clause is worth taking to a lawyer before you send notice.

That same document is the test for the next manager. Ask for the whole agreement before you sign. Read the termination clause first and the fee last. A firm that will not send it until you commit has answered you already.

What a monthly statement has to show

One document decides whether you can check the flat without asking anyone. A usable statement lets you follow three things line by line. Income by booking or by tenant, not one total. Every expense against the quote or invoice behind it. The net that lands in your account.

Here is one of ours, anonymised. A one-bedroom in central Warsaw, about four weeks in August 2026: 5,393.36 zł of gross income, listed booking by booking, then VAT, then every expense against its invoice, then the net to the owner. Owners check the net first. What decides whether they trust it is the expense list above.

In July 2024 a guest broke a glass while washing up in a Warsaw flat. The replacement went onto the owner's account as a line of PLN 4.92 rather than being absorbed quietly. Across 7 Warsaw homes between December 2023 and August 2026 we billed owners 55 repair lines totalling PLN 10,901.09, median PLN 100. The largest was PLN 1,200 in August 2026, for a kitchen sewage pipe that needed the cabinets taken out and refitted. A statement you cannot walk back to documents like those is the same problem in tidier form.

What our own records show, including the month we got it wrong

What replaces the shared inbox is not a faster person. A guest report becomes a job attached to the flat, and it goes to a pool rather than to one name. In June 2026 a guest in central Warsaw reported two broken bed slats. The job was broadcast to the handyman pool the next day, and the provider confirmed it done about 30 hours after the report. The same month another Warsaw guest reported the air conditioning buzzing without cooling the flat. A job opened that day, and about three days later roughly PLN 700 of air-conditioning work reached the owner's ledger.

We publish what we measure, and what we measure is the guest side. Between February and September 2026, over 1,607 paired exchanges, the median time to the next reply on a guest thread was about 27 seconds. That counts an acknowledgement as a reply, so read it as a floor rather than an answer time. For how fast an owner gets answered we hold no equivalent figure, so this page does not claim one.

In March 2026 we finalised 45 monthly statements in one batch, and every one came out without its PDF. The step that sends statements to the accountant refused the incomplete batch, so no owner received a broken one, but 45 documents had to be regenerated by hand. Refusing to send was the part that worked. Producing 45 empty statements was not.

Where this fits, and where it does not

Resipilot is that arrangement: 8% of revenue, no setup fee, no minimum, cancel at any time (pricing). After a manager who went quiet, the other half of it matters more. A repair quote, a price change or a new tenant waits for your approval before anything is spent. Guest messages are answered day and night, every booking gets a turnover texted to the cleaner in their own language, and a statement arrives every month without your asking for it.

The owner agreements are published at /agreements, so you read the termination clause before you sign, not after you want out. Whether you keep the cleaner you already use is answered on the turnover page.

It is not for everyone. Nine flats are under management today, seven in Warsaw, so this is a small operation rather than a firm with a back office. The people work on the ground in Warsaw, Krakow, Gdansk and Athens. Every spend waits for an owner's decision, so if you want the decisions taken away entirely, this is the wrong shape. It does not shorten the notice you are already serving, and nothing starts until your keys, your access and the tenant's deposit are back with you in writing.