Understanding the difference between a strata manager, a property manager, and a building manager is essential for owners, landlords, and tenants in NSW strata schemes. These roles each serve a distinct purpose in maintaining the property, ensuring compliance with legislation, and resolving issues efficiently.
The following outlines the key responsibilities of each role, helping you know who to contact and when.
For more detailed information on what areas of your property are considered common property (and therefore the responsibility of the owners corporation), download the SCA Whos Responsible Guide or visit the NSW Government strata resources.
Strata Manager
The strata manager is engaged by the owners corporation and is accountable to all owners as a group. They help ensure the scheme complies with the Strata Schemes Management Act 2015 and other relevant legislation.
Core strata manager duties include:
- Liaising with the strata committee to support timely decision-making.
- Maintaining all statutory records (strata roll, by-laws, registered plans, reports).
- Preparing budgets and managing levy collection to ensure financial viability.
- Managing trust account transactions, invoices, and GST compliance.
- Coordinating formal meetings, agendas, notices, and minutes.
- Arranging necessary insurances and administering claims.
- Assisting with by-law compliance, mediation, and NCAT processes.
- Facilitating required certifications, WHS compliance, and council obligations.
- Coordinating repairs and maintenance of common property.
A strata manager advises but does not make decisions on behalf of the scheme. The scope and cost of works determine whether approval is given by the strata committee or via a general meeting.
Property Manager
A property manager—usually from a real estate agency—is engaged by the landlord (lot owner) to manage their rental property and liaise with tenants.
Core property manager duties include:
- Setting, collecting, and adjusting rent.
- Marketing the property and screening tenants.
- Managing leases and rental agreements.
- Coordinating non-common property maintenance.
- Conducting regular inspections.
- Handling move-outs, bond claims, and evictions.
Legally, a property manager must notify the strata manager that they are the lot’s appointed agent. They may also be authorised to receive strata correspondence or pay levies on the owner’s behalf.
For tenants, all repair requests—whether relating to common property or the lot itself—should be reported to the property manager. The property manager then liaises with the strata manager for common property matters.
Building Manager
A building manager is often engaged for larger or more complex strata schemes and is typically based on-site. They manage day-to-day operations relating to common property.
Core building manager duties can include:
- Acting as the on-site contact for owners, tenants, and contractors.
- Organising and supervising common property repairs and maintenance.
- Managing the contract and asset registers.
- Creating and overseeing maintenance programs and capital works planning.
- Coordinating compliance certifications (lifts, pools, fire systems).
- Assisting with by-law enforcement.
- Supporting a harmonious community environment.
While both strata managers and building managers are engaged by the owners corporation, they have separate contracts and responsibilities. The building manager’s expertise is generally operational and technical, while the strata manager’s role is administrative, financial, and legislative.
Who to Contact
- Strata Manager – for matters relating to common property compliance, finances, meetings, by-laws, and insurance.
- Property Manager – for tenancy matters, non-common property maintenance, and rent.
- Building Manager – for on-site issues relating to common property repairs, maintenance, and access.