Switching strata managers

Is It Time to Change Strata Managers? What to Consider Before You Transition

Choosing to change your strata management agency is not a decision taken lightly. It often comes after a period of reflection, not just about what’s gone wrong, but about where your building is heading and what kind of support you need to get there.

The truth is: not every building is the same. Some schemes require hands-on day-to-day support. Others need guidance through complex remedial works or long-term financial planning.

Many just want greater clarity, consistency, and confidence in how their property is being managed.

Why Buildings Decide to Move On

Most strata managers work hard to serve their clients. But as buildings evolve, so too do their expectations. Common reasons for considering a change include:

• Communication delays or a lack of responsiveness.
• Difficulty accessing transparent financial reporting.
• Little to no proactive guidance on compliance, defects, or asset planning.
• A mismatch between the scheme’s complexity and the manager’s capability.
• Limited transparency or feeling “in the dark” about how things are being run.

It’s not always about poor service. Sometimes it’s just about outgrowing your current provider and needing a fresh, more tailored approach.

What to Think About Before Making the Switch

If you’re weighing up a transition, here are a few key things to consider:

• Review your current contract. Check the termination clause and required notice period to avoid unexpected issues.
• Clarify what your building needs? Do you need help with budgeting? Navigating defects? Keeping up with compliance? Maintenance? Or all of the above?
• Writing a scope will help you sort out what type of manager you need for your building, i.e. one with financial skills over maintenance, etc.
• Compare like-for-like. Look at more than just fees — consider systems, support team structure, cultural fit, and track record.
• Involve your committee early. A united, well-informed decision makes for a smoother transition and stronger partnership ahead.

What a Well-Managed Transition Looks Like

Once appointed, there are clear steps involved. At Strata Plus, here’s how we manage the process:

Agreement & Handover

• We make sure the management agreement is executed and sealed before acting for the Owners Corporation.
• Owners Corporations can choose a commission model with or without insurance.
• All books and records are requested from the outgoing manager, including financials, contracts, the strata roll, and the Certificate of Title.

Financial & Operational Setup

• We set up trust accounts, establish levy schedules, confirm GST/ABN status, and input historical balances.
• We notify relevant parties — from insurance brokers to councils and utility providers — of the change in management.
• Systems and portals are set up, and we confirm how levies, invoices, and communications will be managed going forward.

Onboarding Owners & Committee

• All owners receive a tailored welcome pack outlining key contacts, portals, and processes.
• We meet with the committee early to understand priorities, identify risks or gaps, and establish preferred communication methods.
• We promote registering for our owners portal, My Property, so owners can use self-service on building information, changing details, and accessing levies.
• We provide guides on topics such as GST requirements for owners corporations, Compliance Obligations, Finance, Fire Safety, and Parking.
• We encourage owners to go digital to save unnecessary administration fees and to register on our residents’ portal to utilise the self-help tools, again, saving the owners corporation money.

How We Approach Transitions

Our goal is not just to take over a building, but to help reset its direction with clarity and care. We know transitions can be stressful, especially when there are legacy issues, unresolved claims, or strained dynamics. That’s why we approach each handover with structure, experience, and full transparency.

We also recognise that good strata management isn’t one-size-fits-all. Some buildings need deep support with financial planning or governance. Others need practical guidance through defects or capital works. We adapt accordingly, matching you to the right type of strata manager, and build lasting partnerships around what your building needs.

Want a confidential discussion about your current strata management?

We’re happy to talk through your options — even if you’re not ready to switch. Contact us or request a proposal to learn more.