Although they may seem similar, strata managers, building managers and property managers have very different roles and contribute to enhancing community living in different ways. They often work together to assist property owners, but their job responsibilities are rarely interchangeable.
Here’s a breakdown of what each of these roles entails.
A strata property’s owners corporation or body corporate may appoint a licensed strata manager or body corporate manager to assist in the day-to-day management of the building and to ensure the strata property fulfils its legislative responsibilities.
Under a service agreement, it is usually their responsibility to manage matters relating to common property – the areas of the building that are shared amongst the owners such as pool facilities, the foyer, hallways and communal gardens.
A strata manager’s role includes but is not limited to:
A building manager is sometimes referred to as a caretaker, facilities manager, or resident manager and can be appointed by the developer, owners corporation or body corporate.
Their role is quite different to a strata manager’s, as it involves coordinating the maintenance of common property.
A building manager’s role includes but is not limited to:
Additional Services that can be performed by a building management company:
A building manager is generally the primary contact for contractors working on-site. Unlike a strata manager, a building manager does not have the authority to enforce by-laws and is not licensed to carry out certain duties performed by a strata manager.
Property managers normally work in real estate agencies. They act as a middleman between the tenant and landlord and manage residential tenancies. Property managers are employed by the apartment or lot owner, unlike a strata manager, who is employed by the owners corporation.
Part of a property manager’s role is to find suitable tenants for owners and to manage the leasing contract between the two parties. Some of their duties include marketing the property, collecting rent and conducting property checks to ensure the property remains in good condition and managing the financial accounts for the investment property. They must inspect and determine whether there is adequate fire and safety measures within the apartment in keeping with legislation. For example, checking that the smoke alarms work.
Property managers are the first point of contact for a tenant. If the tenant raises any strata related issues, the property manager will take these up with the strata manager or owner. A tenant typically has no direct dealings with the strata manager, who only represents the owners of a lot.
A property manager’s role includes but is not limited to:
Q:What to do when your property manager won’t get matters resolved? – Linda, NSW
A: If you are a tenant and the matter relates to an issue within your apartment, you may be able to apply to the tribunal in your state for a ruling requiring that your landlord/property manager complies. If the matter relates to common property, your building or strata manager may be able to assist.
While it’s easy to get confused between the three, strata managers, building managers and property managers have very different roles. Strata managers are responsible for matters relating to the common property, building managers coordinate the maintenance and upkeep of common property, and property managers act as a middleman between the tenant and landlord.
Having set up the very first strata scheme in Australia back in 1948, we’ve come a long way in our knowledge and experience across a variety of property types. Whether you are new to strata management or an active committee member, we have developed an extensive library of resources to assist you. Click here to download our FREE Community Living guide on committee management. For a consultation to review your current by-laws with the Kemps Petersons team, click here. To find out more about the services we offer, click here for a free strata assessment.