The role of the Strata Manager

The role of a strata manager is often misunderstood.

For many owners, it’s seen as a purely administrative function. In reality, the role of a strata manager is far more complex; sitting at the intersection of financial management, compliance, legislation, and community outcomes.

At its core, strata management is about protecting the value, safety, and long-term performance of a property while supporting the people who live in it.

What Does a Strata Manager Actually Do?

A strata manager supports owners corporations in the day-to-day and long-term management of their building.

This includes:

• Financial management and budgeting
• Compliance with legislation and regulations
• Coordinating maintenance and repairs
• Supporting the strata committee in decision-making
• Managing communication between owners, residents, and stakeholders

However, the role extends beyond administration.

Strata managers interpret complex legislation, anticipate risks, and provide strategic guidance that supports both financial sustainability and regulatory compliance.

Strata Management in NSW: A Highly Regulated Profession

New South Wales continues to lead the way in raising professional standards across the strata industry.

Strata managing agents must be licensed, demonstrating their qualifications and commitment to professional and ethical conduct. In addition, the Strata Community Association (SCA) has introduced industry accreditation pathways that help consumers understand a strata professional’s level of experience and commitment to ongoing development.

The introduction of the Professional Standards Scheme has further strengthened accountability across the sector, reinforcing a consistent standard of professionalism and integrity.

Common Misconceptions About Strata Managers

1. “Strata managers take most of the levies”

This is one of the most common misconceptions.

In reality, strata management fees typically represent only a small portion of the overall budget. The majority of levies are allocated to essential building costs such as maintenance, insurance, utilities, and compliance.

2. “Strata managers benefit from late payment fees”

Incorrect.

Any interest charged on overdue levies is required to be returned to the owners corporation’s fund, not retained by the strata manager.

3. “Strata managers make all the decisions”

Strata managers do not control a building.

They act as advisors and facilitators, implementing decisions made by the owners corporation and strata committee, within the authority delegated to them.

4. “Strata managers oversee all on-site work”

While strata managers coordinate works and engage contractors, they are not typically responsible for specialist roles such as:

• Detailed on-site project supervision
• Independent certification of works
• Legal representation in disputes

These functions are generally carried out by project managers, building managers, consultants, and legal practitioners.

The Expertise Behind Modern Strata Management

A strong strata manager brings together multiple disciplines.

They must be experienced in:

• Financial planning and budgeting
• Legislative compliance
• Defect and remediation management
• Risk mitigation
• Conflict resolution

In today’s environment, this expertise is more important than ever.

With increased regulatory scrutiny across the construction sector, strata managers play a critical role in ensuring buildings remain compliant, well-maintained, and aligned with evolving standards.

Navigating Complex Legislation in NSW

Strata managers operate within a detailed and evolving legal framework, including:

• Strata Schemes Management Act
• Strata Schemes Development Act
• Community Land Management Act
• Design and Building Practitioners Act (DBP Act)
• Environmental and planning legislation

Maintaining up-to-date knowledge of these requirements is essential to providing accurate advice and protecting owners corporations from risk.

The Impact of the Design and Building Practitioners (DBP) Act

Recent reforms, particularly the Design and Building Practitioners (DBP) Act, have significantly increased accountability across the construction industry.

While these changes are a positive step towards improving building quality and consumer confidence, they have also introduced greater complexity for owners corporations.

Strata managers now play a key role in:

• Interpreting new compliance requirements
• Guiding committees through decision-making processes
• Supporting defect rectification and remediation strategies

At the same time, they must balance these obligations with the financial realities facing owners — particularly in a rising cost-of-living environment.

Fire Safety Compliance: A Growing Responsibility

From 13 February 2026, buildings in NSW (including Class 2 residential buildings) must ensure their fire protection systems are inspected, tested, and maintained in accordance with AS 1851-2012.

This introduces stricter requirements for:

• Routine inspection and testing
• Ongoing maintenance of fire safety systems
• Documentation and compliance reporting

Strata managers play an important role in ensuring these obligations are understood, scheduled, and met — helping to protect both residents and the building.

Sustainability and the Future of Strata

As New South Wales works towards its 2030 emissions reduction targets and net zero target by 2050, sustainability is becoming an increasingly important focus for strata communities.

Strata managers are supporting owners corporations by advising on:

• Energy efficiency upgrades
• Sustainable building practices
• Long-term cost-saving initiatives

These measures not only contribute to environmental outcomes but can also deliver meaningful financial benefits over time.

Addressing the Skills Shortage in Strata

The strata industry is currently experiencing a shortage of experienced professionals.

However, there is a positive shift underway.

A new generation of strata managers – many with backgrounds in finance, law, and property – is entering the sector, bringing:

• Broader skill sets
• A more strategic approach
• A strong focus on professionalism and service delivery

This evolution is helping to elevate standards across the industry.

Why the Role of a Strata Manager Matters

Strata managers play a critical role in maintaining the performance, compliance, and liveability of strata communities.

They are not just administrators, they are:

• Advisors
• Risk managers
• Financial strategists 
• Compliance specialists

Most importantly, they help create well-functioning, sustainable communities.

Understanding the true role of a strata manager is essential for any owners corporation.

By moving beyond common misconceptions, it becomes clear that strata managers are fundamental to:

• Protecting property values
• Ensuring compliance
• Supporting better community outcomes

At Strata Plus, we believe strata should be simple, transparent, and professionally managed – delivering real value to the communities we support.

Looking for a strata management team that delivers clarity, compliance and real value?

Get in touch with Strata Plus to learn how we can support your building.

Frequently Asked Questions

What does a strata manager do?

A strata manager supports an owners corporation with the day-to-day and long-term management of a strata scheme. This can include financial management, compliance, maintenance coordination, meeting administration, record keeping, and advising the strata committee on legislative and operational matters.

Does a strata manager make all the decisions for a building?

No. A strata manager does not control the building. They act as an advisor and administrator, carrying out functions delegated by the owners corporation or strata committee and helping guide decision-making within the scope of their authority.

Are strata managers paid from owners levies

Yes, strata management fees are typically paid from the owners corporation budget. However, these fees are usually only one part of the overall budget, with most levies going towards building costs such as maintenance, insurance, utilities, and compliance.

Do strata managers keep interest charged on overdue levies?

No. Interest charged on overdue levies belongs to the owners corporation fund and is not retained by the strata manager.

What is the difference between a strata manager and a building manager?

A strata manager focuses on governance, compliance, financial management, administration, and advice to the owners corporation. A building manager is generally more involved in the day-to-day physical operation of the property, including overseeing on-site matters, contractors, and building presentation.

Do strata managers need to be licensed in NSW?

Yes. In New South Wales, strata managing agents must hold the appropriate licence and meet training and continuing professional development requirements.

Why is strata management becoming more complex in NSW?

Strata management is becoming more complex due to evolving legislation, tighter compliance requirements, building defects and remediation issues, fire safety obligations, and growing expectations around financial management, sustainability, and communication.

How do strata managers help owners corporations stay compliant?

Strata managers help owners corporations stay compliant by coordinating required actions, maintaining records, arranging meetings and notices, assisting with financial obligations, and guiding committees through relevant legislative and regulatory requirements.