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Because frankly, you seem to have no idea what you are doing. I can't believe you are still with the same PMs for one. Maybe you can hire a new PM and they can help you out.

Commerce might do something useful, but they also might not. They don't really have the power to do much apart from ask the agency to pay you. What have you done so far? It sounds like nothing, except to complain here. Overall I think you need proper legal advice because I don't really think...

Umm what?!? What do you mean it was a year ago? How do you not know if there was a bond or not after one year? I could pick up the phone tomorrow morning and find out in about 10 minutes. Just call the bond administrator.

Well that's a different thing entirely - it sounds like you had a separate agreement there. Have you asked them why they aren't honouring it?

You seem to be confused about exactly how it works. You still owe the full fee to the agency, if that is what you are contracting them to do. You then have a legal claim for a portion of the letting fee from the tenants breaking lease. When you can crystalise that claim depends on a number...

Actually, it almost always doesn't matter what the lease says. Its only NSW that has break lease provisions that actually mean something. Otherwise the common law applies despite what the lease terms might be.

Probably not because the loss is based on the landlord's decision to terminate rather than more directly from a breach.