Strata Managers vs. Building Managers: What is the Difference?

In the context of strata living, the roles of Strata Managers and Building Managers can sometimes get confused, leaving owners and residents unsure of where to direct their enquiries. Who manages the Annual Fire Safety Statement? Who do I go to if repairs need to be made to common property? Who do I call if I need a replacement key or access card?

While both of these positions contribute to a well-maintained building and a happy strata community, the roles they play and the duties they are tasked with are very different. In this article, we’ll break down some of the major differences between Strata Managers and Building Managers so that you know who is responsible for what.

What is the role of a Strata Manager?

Strata Managers are tasked with ensuring that the buildings and common property under their care are maintained for the benefit of all lot owners and tenants, contributing to a greater communal living experience. They are appointed by the Owners Corporation, which is why, depending on the state and territory, they are sometimes referred to as ‘Owners Corporation Managers’ or ‘Body Corporate Managers’.

While there is no legal requirement for buildings to employ a professional strata manager, their industry knowledge, expertise, and understanding of complex state-based legislation can help lot owners avoid inadvertent compliance errors and the need to assume the onerous responsibilities that come with self-managing their own strata scheme.

What is a Strata Manager responsible for?

A Strata Manager is responsible for any administrative tasks related to the activities and affairs of the Owners Corporation and the maintenance of the building and its facilities. Strata management services can include organising and facilitating meetings, issuing work orders for the repair of common property, distributing strata levies to owners, budgeting and managing expenses, dealing with insurance claims, and working to resolve disputes between lot owners.

If you have enquiries regarding your levies, issues with another owner, or if you would like to put through a pet or renovation application, you should direct these enquiries to your Strata manager.

What is the role of a Building Manager?

Building Managers tend to take on more of a caretaker role in the context of strata management, and they are tasked with the daily upkeep and maintenance of the building. Due to their daily responsibilities, Building Managers are generally located on-site during normal business hours. As such, they serve as the first point of contact for owners, residents and contractors for enquiries regarding day-to-day operations or building access.

What is a Building Manager responsible for?

A Building Manager is responsible for helping keep the property in good condition, in accordance with state-based rules and regulations, facilitating site access, and performing regular inspections to identify any areas of the building that may need to be renovated or repaired in the interest of the safety or quality of life of all owners and residents. While smaller strata schemes generally do not require a Building Manager, larger schemes and high-end apartment buildings with a number of amenities to maintain, including pools, gyms, and lifts will usually opt to appoint one.

If you need to enquire about getting a new or replacement key/fob, installing lift curtains for an upcoming move, or if you need to report damages or potential hazards in common areas, you should direct these enquiries to your Building Manager.