What Are the Duties of a Strata Manager in Australia?

What Is Strata Management?

Strata management is the structured administration of a strata scheme—often called a strata company, owners corporation, body corporate, or strata corporation depending on the state. It covers the operational side of governing common property and shared decisions: meetings, records, finances, compliance processes, maintenance coordination, and owner communication.

Think of Professional Strata Management as the “operating system” behind the building: it keeps decisions documented, funds managed, maintenance planned, and processes followed. Many schemes use a mix of local managing agents plus Strata Management Support Services (such as offshore or specialist back-office teams) to improve speed, accuracy, and consistency.

Difference between strata manager, building manager, and property manager

These roles get confused all the time—especially for new owners.

Strata manager

The strata manager supports the scheme’s governance and administration. Their focus is the collective entity (the strata company / owners corporation), not individual rentals.

Building manager (or caretaker/facilities manager)

A building manager is usually hands-on and on-site (or frequently on-site). They handle day-to-day facilities tasks—cleaning coordination, contractor access, keys, basic upkeep, and sometimes concierge/security oversight. They don’t replace the strata manager’s governance and financial responsibilities.

Property manager

A property manager works for an individual owner to manage a rental property: leasing, rent collection, tenant issues, inspections, and repairs inside that lot. A certified property manager may have formal credentials in property management—but that role is still different from strata governance.

In simple terms:

• Strata manager = scheme governance + shared property administration
• Building manager = on-site building operations
• Property manager = individual rental and tenant management

Core Duties of a Strata Manager

The Role of a Strata Manager is to help the scheme run with clarity and consistency. Exact duties vary by contract and state rules, but most Duties and Responsibilities of A Strata Manager fall into these core buckets:

1. Governance administration (meetings + decisions)

A strata manager typically supports:

• AGM/EGM scheduling and notices
• Agenda preparation and motion formatting
• Minute-taking and distribution
• Implementation of approved resolutions
• Maintaining registers, correspondence, and formal records

This is where experience matters, because clean meeting processes reduce disputes later.

2. Financial management and Strata Accounting

Even smaller schemes need solid financial discipline. Strata managers commonly handle:

• Budgeting support (admin fund + capital works/sinking style planning)
• Levy notices, levy schedules, and arrears tracking
• Invoice processing workflows (including approvals)
• Bank reconciliations and financial reporting packs

Strong Strata property management services always include transparent Strata Accounting—owners should be able to see what was approved, what was paid, and why.

3. Maintenance coordination (common property)

A strata manager is often the coordinator who:

• Receives maintenance requests
• Obtains quotes and presents options to the committee
• Arranges contractor access and work orders
• Tracks completion and documentation
• Supports preventative maintenance planning

They’re not always the technical expert, but they keep the system moving and documented.

4. Compliance support (process + documentation)

There are always rules—by-laws, meeting procedures, records retention expectations, safety/maintenance obligations, and state-based requirements. While strata managers aren’t a substitute for legal advice, strong providers help maintain compliance-friendly processes and document trails aligned with Strata Manager Regulations in your state.

5. Additional Strata Management Responsibilities

Beyond the core, many schemes rely on their manager for extra coverage, especially in larger or higher-demand buildings:

• Contractor and supplier coordination (without compromising transparency)
• Insurance renewal support (documentation, claims coordination, timelines)
• Dispute support processes (complaint handling pathways, written notices, record trail)
• Renovation/alteration approval workflows
• By-law notices and compliance communication
• Reporting dashboards and owner updates

This is also where Strata Management Experts and strata management consultants can help—especially when a scheme is complex, has historic conflict, or needs a reset of systems.

Tasks Delegated vs. Statutory Obligations

This is a critical concept when hiring a strata manager.

Delegated tasks (contract-based)

These are tasks the scheme delegates through the management agreement. Examples:

• Preparing agendas and minutes
• Coordinating quotes and routine maintenance
• Managing levy notices and reminders
• Maintaining the records and correspondence system
• Day-to-day owner communication
• If it’s in the contract, the manager does it (within scope).
• Statutory obligations (scheme-based responsibilities)

Some obligations belong to the strata company / owners corporation under state law. The scheme may engage a manager to support the processes, but responsibility ultimately sits with the scheme and its decision-makers. That’s why committees should understand:

• What decisions must be made by resolution
• What requires owner approval vs committee approval
• What the manager can do under delegated authority

A high-quality manager will explain this clearly—without making owners feel powerless.

What a Strata Manager Cannot Do

A professional manager can be highly influential, but there are limits. In general, strata managers cannot:

• Make major decisions without proper authority or required approvals
• Ignore meeting outcomes or by-law processes
• “Vote” as if they are an owner (unless your state rules and contract provide specific mechanisms—always check locally)
• Change levies or budgets unilaterally

Give legal advice beyond process guidance (they can support documentation and pathways, but not replace legal counsel) use undisclosed conflicts of interest (reputable strata management companies should be transparent about any benefits, commissions, or supplier relationships)

If a manager behaves like “the boss of the building,” that’s usually a process and governance problem—not good strata practice.

Qualifications & Skills of an Effective Strata Manager

Qualifications vary by state, so it’s best to confirm the local requirements that apply to your scheme. But across Australia, Important Strata Manager skills are often what separate average service from excellent service.

The skills that matter most

• Strong written and verbal communication (calm, clear, consistent)
• Financial literacy and reporting confidence (Strata Accounting competence)
• Process discipline (meetings, records, approvals, timelines)
• Maintenance coordination and contractor management skills
• Conflict handling and de-escalation
• Technology fluency (portals, e-approvals, ticketing systems)
• The 2026 skill upgrade: Virtual Strata Manager capability
• More owners now expect a Virtual Strata Manager experience:
• Online access to records and minutes
• Digital approvals and workflows
• Maintenance request tracking
• Transparent reporting access
• Faster, traceable communication

In 2026, “email-only management” often feels outdated—especially for newer buildings.

Strata Manager in Different States

Because Strata Manager Regulations are state-based, titles and processes vary. Common patterns include:

• NSW often uses “strata managing agent” terminology
• VIC commonly uses “owners corporation manager”
• QLD often uses “body corporate manager”
• WA commonly uses “strata manager” and “strata company”
• SA commonly references “strata manager” with strata corporation structures

The practical takeaway: when choosing a provider, ensure they understand your state’s meeting procedures, record expectations, delegated authority rules, and disclosure norms. If they sound generic, push deeper.

How to Assess Your Current Strata Manager

If you’re unsure whether you’re receiving best strata management services, use this simple scorecard. A strong manager should deliver:

• Service & communication
• Timely replies with clear next steps
• Consistent updates on maintenance jobs
• Meeting notices and minutes delivered on time
• Professional tone (even in conflict)
• Financial confidence
• Clear levy statements and arrears visibility
• Easy-to-read reporting packs
• Transparent invoices and approvals trail
• Budgeting that reflects the building’s real needs
• Maintenance outcomes
• Jobs tracked properly (not “lost in email”)
• Quotes compared, decisions documented
• Contractors managed with accountability
• Preventative mindset, not just reactive fixes
• Governance & transparency
• Decisions follow correct process
• Records are accessible when needed
• Conflicts of interest disclosed
• No-surprise fees without explanation

If 3–4 of these areas are repeatedly weak, it may be time to consider replacing or restructuring your strata management support.

Why Choose PCS Global Strata Manager

Many committees today don’t just want “a manager.” They want a reliable system—fast admin support, accurate reporting, and consistent follow-through. This is where support models like PCS Global’s approach can fit.

PCS Global positions its offering as a scalable support layer for strata operations—helping management teams and agencies improve turnaround times, strengthen documentation, and standardise reporting through a professional strata team. For committees and agencies seeking Professional Strata Management, this kind of partnership can provide:

• Structured admin workflows and records support
• Finance support aligned with Strata Accounting expectations
• Maintenance coordination assistance and tracking
• Technology-friendly processes that support a Virtual Strata Manager experience
• Access to Strata & Property Management Specialists and strata management consultants for process improvement

In short: if you want consistency, transparency, and operational discipline, an experienced support partner can reduce delays and improve owner confidence.