Roles in Strata Communities – Strata Manager, Building Manager, Committee, and Landlord

There are many roles that go into successfully running a strata scheme, however, this can sometimes mean the various responsibilities can get intertwined, passing blame to the wrong party. But where do these roles and their responsibilities differ?

1. Strata Manager: Guiding Compliance and Administration

Strata managers, appointed by the Owners Corporation or Body Corporate, oversee the administrative and legal aspects of the strata scheme. They do not handle physical maintenance but ensure operational compliance and financial management. Strata management services include:

• Financial Administration: Managing levies, budgets, and expense approvals.
• Legislative Compliance: Ensuring adherence to Strata laws.
• Meetings and Communication: Organising general meetings, committee meetings and recording minutes, and facilitating owner communications.
• Record Keeping: Managing essential documents, including by-laws/rules, insurance policies, and financial statements.
• Professional Advice: Offering guidance on legal requirements and best practices within strata, though not providing property or tenancy management.

Your strata manager serves as an expert advisor, guiding the committee on compliance and administration, helping them make informed decisions based on state legislation and strata best practices.

2. Building Manager: Overseeing Building Maintenance and Daily Operations

Unlike strata managers, building managers (or caretakers) handle the operational and physical upkeep of the property. They are often on-site, making them the first point of contact for residents regarding property upkeep. Responsibilities include:

• Routine Maintenance: Inspecting and addressing issues in shared facilities and common areas.
• Facilities Oversight: Managing amenities like pools, gyms, and gardens, ensuring everything is operational and secure.
• Security and Access Control: Monitoring building access and assisting with security concerns.
• Contractor Supervision: Engaging and supervising third-party contractors, such as cleaners and landscapers.
• Emergency Response: Addressing urgent issues like leaks or alarms and liaising with emergency services when required.

Building managers handle day-to-day maintenance, maintaining common areas and fostering a safe, functional environment for all residents.

In the case a building does not have a building manager, their responsibilities fall to the committee. 

3. Committee: Representing Owners and Making Decisions

The committee, made up of elected owners, represents the interests of all owners and makes key decisions about the strata property. They often work closely with the strata manager and provide a voice for the owners in decision-making. Key roles include:

• Financial Decisions: Reviewing and approving budgets, levies, and expenditures proposed by the strata manager.
• By-law/Rule Enforcement: Developing, enforcing, and updating rules to ensure harmonious community living.
• Strategic Planning: Prioritising long-term goals for the property, such as upgrades or enhancements.
• Owner Advocacy: Addressing owner concerns and ensuring the community’s interests are upheld.
• Collaboration with Strata Manager: Working together with the strata manager to ensure community goals are met and that issues are resolved promptly.

The committee provides direction and oversight on behalf of owners, making key decisions to benefit the community.

4. Landlord: Overseeing Individual Unit Responsibilities

Landlords, or lot owners who rent their property, manage their units within the guidelines of the Owners Corporation or Body Corporate. Their responsibilities involve:

• Tenant Relations: Managing tenant agreements, background checks, and resolving any tenant-related issues.
• Unit Maintenance: Ensuring the property is safe, well-maintained, and adheres to strata by-laws/rules.
• Levy Payments: Keeping up with contributions to support the maintenance of common areas.
• By-law/Rule Compliance: Educating tenants on community by-laws/rules and ensuring adherence.
• Communication with Managers: Reporting issues related to common property and communicating tenant concerns that impact the wider community.

Landlords balance their private property interests with community obligations, contributing to the shared upkeep of the property while managing their investment.