Community living thrives when shared spaces are cared for. Strata, owners corporation, or body corporate management makes this possible by coordinating maintenance, managing finances, and supporting compliance. For property owners and residents, this matters because a well-managed scheme helps maintain or increase property value and creates a harmonious living environment.
A strata, owners corporation, or body corporate manager does far more than send levy notices, arrange trades, and liaise with committees. Often working behind the scenes, good managers contribute to financial stability, legal compliance and the overall well-being of the community.
To understand what defines a great strata manager, we looked at the responsibilities that make the biggest difference. At PICA Group, we draw on thousands of years of combined experience to support communities across Australia. Here is what that expertise has taught us about the hidden ways managers add value for committees, owners, and residents.
Financial management is one of those parts of a strata, owners corporation, or body corporate manager’s role that often go unnoticed but make a big difference to the community. It is not just about sending levy notices or paying bills. There is usually a lot happening behind the scenes to keep things running smoothly.
A manager looks after the scheme’s accounts and monitors cash flow, meaning funds are ready when maintenance, repairs, or insurance are needed. They also work with committees to review budgets and levies when planning ahead.
Levies collected from owners are mostly allocated to administration and long-term maintenance funds. Typically, only a small portion covers the management service, often just a few cents a day. The rest supports essential services, including property upkeep, building insurance, and compliance requirements across all states and territories.
Financial oversight can also include arranging common property repairs, coordinating cleaning and gardening services when requested by the committee, and providing clear and transparent reporting. These steps help create a well-maintained property and give owners confidence that contributions are managed responsibly.
The strata roll, or its equivalent in each state and territory, is the official record of lot ownership, entitlements, contracts, and insurance details. While the name changes across regions – owners corporation register in Victoria, body corporate roll in Queensland, Northern Territory and Tasmania – they all serve the same purpose: keeping scheme records accurate and transparent. For this article, we will call it the strata roll.
Maintaining the strata roll is one of those responsibilities a strata, owners corporation, or body corporate manager quietly handles, but it is essential to the community. Accurate records mean legal notices, levy statements, and meeting information reach the right people. They also help keep communication smooth across the scheme.
Updating the strata roll is not just good practice; it is vital. Each state and territory has legislation that sets out what needs to be recorded, how records should be stored, and when updates are required. These rules include timeframes for updating details after ownership or tenancy changes.
For example, some schemes experience high tenant turnover, with tenants often staying for a year or less. Every time someone moves out, and a new tenant moves in, the strata roll needs to be updated within different timeframes depending on the state. To make this happen, managers often receive dozens of emails from property managers each month about tenant changes. These emails can include multiple questions that need answers before records can be updated. Handling this process behind the scenes can save the committee and owners corporation or body corporate significant time, and often helps reduce delays in communication.
This ongoing work is one of the most detailed tasks a manager performs. It assists with keeping the scheme organised and helps committees, owners, and residents stay informed.
The table below shows the relevant legislation for record‑keeping in each state/territory in which we operate.
| State / Territory | Legislation |
| NT | There is no specific requirement for maintaining a body corporate roll. Records are managed through unit plan registration under the Unit Titles Act 1975. |
| NSW | Strata Schemes Management Act 2015 – Section 178 |
| QLD | Body Corporate and Community Management Act 1997 – Section 204 |
| TAS | Strata Titles Act 1998 – Section 8 |
| VIC | Owners Corporation Act 2006 – Section 144 to 150 |
Disputes within a scheme are common because decisions about shared spaces and costs require agreement among owners with different perspectives. A strata, owners corporation, or body corporate manager often plays a quiet but important role when issues arise between neighbouring properties.
For example, committees sometimes contact a manager about leaves from a neighbouring property’s tree clogging their gutter or making a mess on their strata property. The manager might first check if their company manages the neighbouring property. If not, they often spend time tracking down the right contact because this information is not easy to find. Once communication is open, the process may involve sending multiple emails and photos to get the ball rolling and asking the neighbouring property to trim trees.
These matters can be complex because they require negotiation between two committees and their respective managers. All parties need to agree on a resolution before any action is taken. If agreement cannot be reached, the matter may end up at a tribunal, such as the Northern Territory Civil and Administrative Tribunal, the Community Justice Centre, the Office of the Commissioner for Body Corporate and Community Management, the Tasmanian Civil and Administrative Tribunal, or the Victorian Civil and Administrative Tribunal. What seems like a simple request can become a challenging and time-consuming exercise.
Managers take part in these exercises regularly and spend hours working behind the scenes to help resolve them. By acting as an administrator, a manager can prevent conflicts from escalating and assist in maintaining harmony between neighbouring communities. This professional handling of disputes helps reduce stress for owners and committees.
Check out PICA Group’s community living guide for practical advice and strategies to manage conflicts and maintain a harmonious strata community.
A strata, owners corporation, or body corporate manager does more than respond to problems. They often anticipate them. Managers working proactively to protect buildings and reduce risks is something many owners never see, yet it makes a significant difference over time.
For example, managers often help schemes prepare for severe weather. On average, a management team might deal with around one hundred roof leaks after major storms. That is why planning ahead before severe weather warnings are issued is so important.
This preparation can include asking roofers to clean roofs, gutters, and downpipes regularly, requesting cleaners to inspect rooftop drain facilities, and arranging plumbers to jet blast pipes. These steps help prevent flooding and leaks when heavy rain arrives. If one hundred millimetres of rain falls within half an hour, drains can overflow and create leaks. Much of this work happens behind the scenes, with managers coordinating additional cleaning and plumbing tasks to help minimise damage during severe storms.
For many managers, this proactive approach comes from experience. Some live in apartment buildings themselves and understand that a roof leak is not a simple thing. It can damage property and contents as well as flooring, which can be expensive and time-consuming to fix. That is why experienced managers try to plan ahead whenever they can, and help their schemes be ready for weather events.
By planning ahead, a strata, owners corporation, or body corporate manager helps protect property value, reduce costly repairs, and save owners from unpleasant surprises. These behind-the-scenes efforts can translate into long-term savings and peace of mind.
Visit our video library to learn how strata managers keep communities running smoothly.
A strata, owners corporation, or body corporate manager has defined responsibilities, but a good manager often goes beyond what is required to support committees and owners. Their goal is to make community living easier and more enjoyable.
For example, council rubbish bins are not part of a manager’s role because they fall under local council services funded by council rates. Yet sometimes owners call their manager for help when bins are broken or missing. In certain circumstances, the manager might take the extra step of contacting the local council and organising replacements. They might even arrange kerbside council clean-up pickups on behalf of owners. These actions go beyond the usual scope of work and show a willingness to help when needed.
Beyond practical tasks, good managers also share educational resources, such as guides, articles and videos with committees and owners. These resources help people understand their rights and responsibilities, enabling them to make informed decisions about their scheme. By providing this guidance, managers build stronger, more informed communities where everyone feels supported.
Explore strata management and community living with PICA Group’s expert resources. Access practical guides and articles to help committees and owners make informed decisions.
Great strata, owners corporation, or body corporate managers deliver more than the basics. At PICA Group, we take it further by combining expertise, innovation, and care to create communities where people want to live.
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.
Strata, owners corporation, or body corporate management is about more than compliance and maintenance. It is about helping to create places where people feel connected and supported. At PICA Group, we focus on enhancing communities.
We invest in education, sustainability, and innovation so your property is not just managed. It’s proactively cared for. Our approach helps to add value, enhance livability, and give you peace of mind. Our goal is to make strata living simpler, safer, and more rewarding for owners and residents.
When you choose PICA Group, you gain access to a network of specialists, exclusive programs, and resources designed to help your community succeed. From sustainability initiatives that reduce costs to training programs that empower committees, everything we do is about creating better living environments.
Other strata, owners corporation, or body corporate management providers may use different systems or offer varying levels of support. It’s worth reviewing your current or prospective service agreement to understand what’s included and how it aligns with your property’s needs.
The contribution of a strata, owners corporation, or body corporate manager is not always visible. However, it can play a role in how a community operates day to day. Thoughtful management may support clearer communication and more consistent processes. It can also contribute to a more positive experience for owners and residents.
Rather than focusing only on tasks and compliance, a good manager can take a more people‑focused approach. They may work closely with committees and respond to issues as they arise. Over time, this approach can help make communities easier to manage and live in.
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Access helpful videos made for owners and committees.
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This article is edited by Lauren Shaw Regional General Manager and Licensee-in-Charge on February 2026.
