Choosing how your property is managed is an important decision for any owners corporation or body corporate. Some communities prefer the hands on nature of self management, while others benefit from the stability and expertise of professional strata management. Understanding the differences can help support informed decision making and contribute to a well-run, confident community.
Owners corporations or body corporates play a central role in maintaining property condition, financial health, and long-term value. The management model you choose influences day-to-day operations, compliance obligations, and the experience of owners and residents.
Depending on the size and complexity of the scheme, challenges may include:
Prospective buyers may find it useful to review:
Understanding your committee’s current responsibilities can help identify how prepared your building may be for self management.
Professional strata managers support owners corporations and body corporates with administrative, financial, and compliance responsibilities. They apply industry knowledge and established processes to help properties operate smoothly and confidently.
Professional strata managers generally support many of these same areas, including:
Professional support may contribute to:
Learn how PICA Group’s experienced managers support properties across Australia.
Area | Self managed strata | Professional strata management |
Expertise | Based on committee skills and experience. | Access to industry, legislative, and financial knowledge. |
Time commitment | Higher workload for volunteer owners. | Reduced workload through dedicated administrative support. |
Risk management | Greater exposure to missed obligations. | Structured processes designed to help reduce risk. |
Laws and legislation | The committee monitors and interprets changes. | Managers stay updated and provide guidance. |
Robust data security, technology, and systems | May not use secure or centralised tools. | Access typically includes portals, reporting dashboards, and secure platforms. |
Financial oversight | Managed internally by the committee. | Transparent reporting and professional budgeting support. |
Continuity | Affected by committee turnover. | Records and systems are maintained consistently. |
Decision making | Decisions may be influenced by dominant owners. | Facilitated processes that support community interests. |
Property value | Inconsistent management may affect appeal. | Strong systems may help promote buyer confidence. |
Annual General Meetings (AGMs) are a legal requirement for all strata, owners corporation, or body corporate properties. These meetings cover essential topics, including financial reporting, committee elections, and maintenance planning. With professional support, meetings are more likely to be scheduled on time, follow a clear agenda, and address all required items.
Professional strata managers also commonly use specialist strata management software, which may support features such as online voting or videoconferencing. This can assist owners who do not live locally to participate more easily in meetings and decision‑making processes. Through PICA Group, committees may also access relief strata managers and support staff during extended leave periods to help maintain continuity for meetings and administration.
Strata managers assist with preparing budgets, issuing levy notices, managing arrears, and processing payments. This may help reduce the administrative burden on the committee and support consistent financial practices.
Many professional managers also use digital invoice approval systems that can be configured to transparently record committee approvals before payments are made. In contrast, self managed properties may face challenges if levy collection or reporting is not handled thoroughly, which can affect financial stability and buyer confidence. PICA Group also offers an energy expense reduction program that uses group purchasing power to help lower common property utility costs for eligible schemes.
Legislation is complex, varies by state, and is subject to updates. A professional manager may help interpret relevant laws, support timely action, and reduce the likelihood of missed obligations. Additional compliance support is available through PICA Group’s safety programs, which are designed to help manange everyday risks, reducing exposure of potential claims.
With access to detailed reporting and industry knowledge, strata managers support committees in monitoring financial performance and identifying irregularities. This may support informed decision-making and help maintain transparency within the owners corporation or body corporate. PICA Group strengthens this oversight with secure technology and data protection practices. In addition, our CommunityHub platform offers 24/7 access to property and financial information.
Disagreements sometimes occur in shared living environments. Professional managers often have experience supporting disputes efficiently and professionally, which may stop issues from escalating. For more complex matters, PICA Group customers can access Kemps Petersons Legal for support with by‑laws, dispute assistance, and legal services, as well as a trusted panel of law firms for additional guidance.
Strata managers assist with managing claims, maintaining detailed records for brokers, helping owners understand coverage requirements, and dedicating time to handling insurance matters. This may help reduce the risk of underinsurance and support a smoother process. PICA Group adds further value through claims assistance and major weather event management, helping communities respond quickly after severe conditions or insurable events.
Professional managers may also assist with coordinating urgent or after‑hours repairs and maintenance throughout the year, including weekends and public holidays, supporting timely risk management and continuity of services.
Learn what makes strata managers essential to your community.
For owners corporations or body corporates considering professional management, it’s essential to evaluate the level of support your committee may require. At PICA Group, we offer a range of services designed to help reduce administrative burdens, support compliance, and provide peace of mind, especially in areas that can be challenging to manage without professional expertise.
PICA Group has been supporting communities since 1948, offering tailored strata management services across the Northern Territory, New South Wales, Queensland, Victoria, and Tasmania. With a focus on enhancing communities, PICA Group combines deep industry expertise with a personalised approach to help owners enjoy their homes and investments with confidence.
With tailored and transparent pricing, we focus on delivering great value by scaling our services without compromising personalisation.
Our highly experienced strata managers and in-house specialists draw on a broad range of knowledge and expertise to help manage your property – whatever the type – to a high standard.
Benefit from exclusive offers and discounts on a range of services, including by-law drafting and insurance support. We use our partnerships and relationships across related industries to secure competitive discounts and exclusive deals for our customers.
We work closely with government entities and industry bodies to help develop legislation and best practices, including running our own strata management training programs. There’s also a comprehensive library of articles, guides, videos, and other resources on strata, body corporate and owners corporation topics.
We aim to increase your property’s value by focusing on sustainability and enhancing communities. We achieve this by supporting sustainability initiatives and providing practical community living solutions, including energy savings programs, through CommunityUtilities. You can also visit our CommunityGreen webpage to see what else we are actively doing to make a difference.
Delivering great customer service is important. We offer a 24/7 service for common property emergencies through our Community After Hours team. We provide support during work hours through our customer care centre and our wonderful branch teams.
With more than 185,000 property owners already choosing PICA Group, the difference lies in our people, our passion, and our commitment to community. Whether you’re managing a small residential block or a large mixed-use development, PICA Group offers the scale, flexibility, and expertise to support your property’s unique needs. Making professional management a smart and sustainable choice.
Other strata, owners corporation, or body corporate management providers may use different systems or offer varying levels of support. It’s important to review your current or prospective service agreement to understand what’s included and how it aligns with your property’s needs. Also, check direct and indirect income streams that could affect insurance policies and may not be reflected in the quoted fees, such as income earned through related companies within the same group.
Self managed strata may be suitable for smaller, highly engaged communities that are prepared to take on administrative and compliance responsibilities. However, the time commitment and complexity involved can be difficult for committees to sustain.
Professional strata management provides access to industry knowledge, secure systems, and structured support across financial, administrative, and compliance areas. Many owners corporations or body corporates find this contributes to smoother operations and long‑term confidence.
Has this made you think it might be time for a change? Consider PICA Group for your strata management needs. We provide expert services that go beyond the basics, helping you build a well-managed, harmonious community.
Download our FREE community living guides for practical strata insights.
Access helpful videos made for owners and committees.
Find out more about our services today.
Please use the form below to get a tailored strata management quote. For enquiries on strata reports, renovations, repairs and insurance-related issues, please use our forms and applications. For any general questions, head to our contact us page.
This article is edited by Lauren Shaw Regional General Manager and Licensee-in-Charge on February 2026.
