October 15, 2020

Are strata managers responsible for just property maintenance?

A strata maintenance manager is a key part in keeping the processes of a strata property running smoothly. Though strata managers are a major player in the running of a property, not many people seem to understand what their role is or their importance. Strata managers are usually thought of as having control over a property’s maintenance only, however, a strata manager’s responsibilities extend beyond the physical appearance and functionality of a property. Strata managers are appointed by the owners of a strata property to oversee financial, maintenance, communication and mediation, giving them control over a lot of your property’s services.

strata maintenance

What do strata managers do?

As mentioned previously, strata managers are responsible for more than simply strata maintenance. In this article, we’ll discuss what the primary responsibilities of a strata manager and why a property owner needs to understand this. First, let’s take a look at the role of a strata manager.

Strata maintenance

The most obvious responsibility of a strata manager is to ensure that a property is maintained throughout the year.  Strata managers assist a strata committee, which is responsible for the day-to-day running of the strata scheme, in obtaining quotes and liaising with varying contractors, all who are needed for the property’s maintenance such as gardeners, builders, cleaners and painters. When emergency repairs are required by residents, a strata manager is the first point of contact. He or she is also able to make maintenance decisions on behalf of the committee.


Breaking away from the most popular duty of a strata manager, we will now explore their financial duties. A strata manager prepares the annual budget for the property. This is then reviewed at the Annual General meeting by the strata committee. In this budget, the manager allocates budget for several different services including upgrades and maintenance to the building. Additionally, strata managers issue levies, ensure owners make their levy payments on time and ensure that any tax payments that need to be made are facilitated.


Strata managers have many administrative duties which include keeping all required parties informed through time-appropriate correspondence and keeping detailed records of minutes of committee meetings including the Annual General Meeting. A strata manager is also responsible for running these minutes. The strata manager also is tasked with finding/renewing a strata scheme’s insurance policies (including obtaining quotes, if necessary).


Every property will have a set of compliance requirements including, building codes, fire safety standards and lift certifications. It is the responsibility of the strata manager to ensure that compliance is met in the building by ensuring that the appropriate services and assessments are implemented to keep the building maintained and up to code. The strata manager must stay informed and briefed about the required certifications, standards and codes that need to be met.


With rental properties, there is always the chance that an owner and a tenant may enter into a dispute. A strata manager should serve as an objective party for tenants and owners, assisting with and enforcing the scheme’s bylaws. They can also provide mediation between neighbouring tenants, solving conflicts or escalating disputes to the NSW Civil and Administrative Tribunal (NCAT).

It’s clear from these responsibilities that the role of a strata manager has a much larger scope than many people think. They have a duty to not just the property, but also to the strata committee and tenants. With these tasks, one may confuse the role of a strata manager with that of a property manager or building manager however, they are quite different.

Difference between strata manager, building manager and property manager

We know that a strata manager is a licensed professional who manages the day-to-day operations of a strata building, ensuring that it is properly managed for the enjoyment of both owners and tenants. But what do building and property managers do?

  • Building manager – A building manager acts as a caretaker and is usually on-site performing cleaning and maintenance services. Any need for repairs is passed to the Strata Manager however, contractors use the Building Manager as their point of contact. Overall, they are more hands-on.
  • Property Manager – A property manager works for a real estate agency and primarily is in charge of managing tenants of the property, collecting their rent, payment of certain bills and organising repair and maintenance. With personal property repairs and maintenance, the Property Manager handles the issue however, with common property, the Strata Manager is responsible.

Bear in mind that a tenant has no direct dealings with the Strata Manager, only with the Building or Property Manager.

If you’re in the Sydney metropolitan area, and you require strata management services for properties, require building renovations for general residential and commercial projects, then email us at or give us a call on 0420 972 665.