A strata manager plays a central role in the day-to-day operation, compliance, and long-term management of an owners corporation. For many committees and property owners, understanding exactly what a strata manager does helps clarify responsibilities, improve governance, and set realistic expectations.
In Victoria, strata managers operate within a regulated framework and act as an administrative, financial, and compliance support for owners corporations. Strata management services provide a structured approach to property governance.
This guide explains the core responsibilities of a strata manager in practical terms and outlines how their role supports committees and property owners.
The Role of a Strata Manager in an Owners Corporation
A strata manager is appointed by an owners corporation to assist with managing shared property and common affairs. While the owners corporation retains ultimate decision-making authority, the strata manager carries out delegated functions in line with legislation, the management agreement, and committee instructions.
Their role is not to replace the committee, but to support it with professional expertise, structured processes, and legislative knowledge.
Administrative Responsibilities
One of the primary functions of a strata manager is administrative management. This ensures the owners corporation operates in an organised, transparent, and legally compliant manner.
Administrative duties typically include:
- Preparing and issuing meeting notices and agendas
- Recording and distributing meeting minutes
- Maintaining owners corporation registers and records
- Managing correspondence with owners, residents, and external parties
- Implementing resolutions passed by the committee or at general meetings
Accurate record keeping is a legal requirement under the Owners Corporations Act 2006 and forms the foundation of good governance.
Financial Management and Reporting
Strata managers are responsible for overseeing the financial administration of the owners corporation. This role is critical to maintaining trust, transparency, and long-term financial stability.
Financial responsibilities commonly include:
- Preparing annual budgets and financial statements
- Issuing levy notices and managing collections
- Paying authorised invoices and contractors
- Managing trust accounts in accordance with legislation
- Providing regular financial reports to the committee
Clear financial reporting allows committees to make informed decisions and ensures owners understand how funds are being managed.
Maintenance and Repairs Coordination
Maintaining common property is a key obligation of every owners corporation. A strata manager coordinates maintenance activities to ensure issues are addressed efficiently and in line with approved budgets.
This usually involves:
- Receiving and logging maintenance requests
- Engaging qualified contractors and service providers
- Obtaining quotes and presenting recommendations to the committee
- Coordinating urgent repairs where necessary
- Monitoring works to completion
Effective maintenance management helps protect property value and reduces the risk of disputes or safety concerns.
Compliance and Legislative Support
Strata managers play an important role in helping owners corporations meet their legal obligations. Victorian strata legislation is detailed, and non-compliance can expose owners corporations to risk.
Compliance-related duties often include:
- Advising on obligations under the Owners Corporations Act 2006
- Ensuring required meetings are held within legislative timeframes
- Managing insurance renewals and documentation
- Supporting dispute resolution processes where required
- Keeping committees informed of regulatory changes
The Consumer Affairs Victoria website provides additional guidance on owners corporation compliance and governance.
Committee Support and Advice
Committees rely on strata managers for procedural guidance and practical advice. While managers do not make decisions on behalf of the owners corporation unless authorised, they help committees understand their options and obligations.
Support typically includes:
- Explaining governance processes and voting requirements
- Assisting with agenda preparation and motion wording
- Providing guidance on best practice decision-making
- Supporting new committee members with onboarding information
This advisory role helps committees operate confidently and consistently.
Insurance Management
Insurance is a statutory requirement for most owners corporations. Strata managers assist by ensuring policies are appropriate, current, and aligned with legislative requirements.
Insurance-related responsibilities may include:
- Arranging compulsory building insurance
- Managing insurance renewals and claims
- Maintaining insurance records and certificates
- Liaising with insurers and brokers when claims arise
Proper insurance management protects owners corporations against financial and legal risk.
What a Strata Manager Does Not Do
It is equally important to understand the limits of a strata manager’s role. A strata manager:
- Does not make decisions without proper authority
- Does not override committee or owners corporation resolutions
- Does not act outside the scope of the management agreement
- Does not replace the legal responsibilities of the owners corporation
Clear role definition helps prevent misunderstandings and supports a productive working relationship.
How Responsibilities Are Defined
The specific duties of a strata manager are set out in the strata management agreement. This document defines:
- The scope of services provided
- Delegated authorities
- Fee structures
- Term and termination conditions
Owners corporations should review this agreement carefully to ensure services align with their needs. Comparing strata management services can help committees assess different service models.
Practical Checklist for Owners Corporations
When working with a strata manager, committees may find it helpful to confirm the following:
Before appointment:
- Review the proposed scope of services
- Confirm experience with similar properties
- Understand communication and reporting processes
During the appointment:
- Receive regular financial and activity reports
- Maintain clear communication channels
- Ensure decisions are properly documented
Ongoing:
- Review performance against agreed services
- Confirm compliance obligations are being met
- Schedule periodic service reviews
This structured approach supports accountability and long-term effectiveness.
Frequently Asked Questions
Is a strata manager legally required?
Not all owners corporations are required to appoint a strata manager. However, many choose to do so due to the complexity of compliance, financial management, and administration.
Who does the strata manager report to?
The strata manager reports to the owners corporation, usually through the committee, and acts in accordance with resolutions and delegated authority.
Can an owners corporation change strata managers?
Yes. Owners corporations may change strata managers in line with the terms of their management agreement and legislative requirements.
How is a strata manager paid?
Strata managers are paid according to the fee structure set out in the management agreement. This may include a fixed management fee and additional charges for specific services.
