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You may have heard that one of the major benefits of owning a strata-titled property is the ability to trust your Strata Manager to manage the property on your behalf. But what does a Strata Manager actually do?

Simply put, they are responsible for assisting the Council of the Strata Company, to help ensure the building and common areas of the strata title are maintained and kept in good condition for the benefit of all owners. The specific work they do is determined by the Council of the Strata Company who often meet with the Strata Manager on a regular basis.

What kind of tasks does a strata manager do?

Strata managers play a crucial role in the management of strata properties. Their primary responsibility is to ensure that the strata property runs smoothly and efficiently. To achieve this goal, strata managers perform a range of tasks, which can be broadly categorized into three main areas: administrative, financial, and maintenance.

Administrative tasks involve managing the day-to-day operations of the strata property. This includes maintaining records, issuing notices, arranging meetings, and communicating with owners and tenants. Strata managers are also responsible for ensuring that the strata property complies with all relevant legislation, such as the Strata Schemes Management Act.

Financial tasks involve managing the finances of the strata property. Strata managers are responsible for creating and managing the strata budget, collecting levies from owners, paying bills, and managing the strata property’s bank account. Strata managers must also ensure that the strata property’s financial records are accurate and up-to-date.

Maintenance tasks involve ensuring that the strata property is well-maintained and that repairs are carried out promptly. Strata managers can arrange repairs and maintenance on behalf of a Strata Company when required. This can include routine maintenance, such as cleaning and gardening, as well as overseeing more significant repairs, such as roof repairs or plumbing issues. Strata managers can also ensure that the strata property is adequately insured and that any insurance claims are handled correctly.

What kind of problems can a strata manager help to resolve?

If you own a unit or apartment in a strata-titled complex, you are part of a community of owners who share ownership and responsibility for the building and its common areas. Managing a strata complex can be complex, requiring a range of skills and expertise to ensure that everything runs smoothly. This is where a strata manager can help.

A strata manager is a professional who is hired by Council of the Strata Company to manage the day-to-day affairs of a strata company. Their role is to act on instruction of the Council who may wish them to get quotes on maintenance and repairs, issue levies or facilitate annual general meetings. 

Here are some of the problems that a strata manager can help to resolve:

Maintenance and repairs – One of the most common problems that strata managers deal with is maintenance and repairs. This can include everything from fixing a leaky roof to replacing a broken elevator. A strata manager can help to arrange repairs and maintenance and ensure that they are carried out promptly and efficiently.

Disputes between owners – Disputes between owners can arise over issues such as noise, parking, pets, or damage to common property. A strata manager can often provide guidance on navigating these issues as they pertain to a building’s specific Strata Plan, housekeeping rules and bylaws. 

Financial management – A strata manager can support the council to manage the finances of the strata company. This includes collecting levies from owners, paying bills and expenses, preparing budgets, and providing financial reports. A strata manager can help to ensure that the strata company is financially stable and can identify and address any financial issues before they become major problems.

Compliance with legislation – A strata manager must ensure that the strata company complies with all relevant legislation, including building codes, fire safety regulations, and environmental laws. They can help to identify any compliance issues and work with the council to mitigate issues. 

Communication – A strata manager can be an integral communication link between the council and the owners. They can keep the owners informed of any issues or developments in the strata company, and they can also communicate the decisions and directives of the council to the owners.

Things you may not know about Strata Managers

Strata Managers only act on instruction from the Council of the Strata Company

Strata Managers can only spend money and make decisions as outlined and approved by the Council of the Strata Company. For example, if you report a maintenance issue such as a leak, Strata Managers need need to wait for the Council of the Strata Company to take any action. Similarly, Strata Managers are not responsible for the maintenance and upkeep of your property unless instructed by the Council of the Strata company.

Your strata levies and payments do not go exclusively to the Strata Manager’s fees

Strata Levies issues on behalf of the council of the strata company to owners of a strata company are allocated to a wide variety of things that affect the Common property of the building. The fee for management is often a very small percentage of that.

Strata Managers are professionally qualified and have to operate under a code of ethics outlined in the Strata Titles Act.

Strata Managers are unique from other property management roles as they have to have a very unique understanding of Strata Law in their operating State. Strata Managers also have to act in good faith in all their dealings as outlined in the Strata Titles act.

Strata Managers will know a lot more about your property than you realise

Every property is unique and has a unique Strata Plan that outlines things like lot boundaries, rules and housekeeping, bylaws and other intricacies that will change the way that owners interact with each other and with common property. This means that they know a lot about your property in relation to the Strata Titles act and it is their role to ensure you always comply with the rules and regulations.

What qualifications are required to become a strata manager?

Becoming a strata manager requires a combination of education, experience, and skills. Strata managers are responsible for the management and maintenance of strata properties such as apartment buildings, townhouses or gated communities. They play a crucial role in ensuring that the property runs smoothly, and are accountable for the financial, administrative, and legal aspects of the property.

To become a strata manager, the following qualifications are required:


As part of the reforms to the Strata Titles Act in 2020, new legislation requires minimum education requirements for everyone involved in the management of strata properties by 2026. All licensed agents, sales representatives, and property managers (involved in the management of strata properties), and strata managers will be required to upskill to meet the new legislation requirements.

Previously there was no minimum education requirements for strata managers.


Experience in property management or a related field is essential for Strata Managers. It is important to have a good understanding of real estate, accounting, and legal matters as Strata Managers are responsible for a variety of tasks on behalf of the Strata Company. 

What is the most important skill to have when working as a strata manager?

As a strata manager, there are many skills that are necessary for success in this field. However, one skill that stands out as the most important is effective communication.

Effective communication is essential for strata managers because they are responsible for managing the relationships between property owners, tenants, and other stakeholders. They must be able to communicate clearly, concisely, and diplomatically with all parties involved in order to manage conflicts, negotiate agreements, and ensure that everyone is on the same page.

In addition to verbal communication, written communication skills are also crucial for strata managers. They must be able to write clear, concise, and accurate reports, as well as emails, letters, and other documents that are essential for managing a property.

Another key aspect of effective communication for strata managers is listening. They must be able to listen actively and empathetically to the concerns and needs of all parties involved in order to develop effective solutions.

Overall, effective communication is the most important skill for strata managers to have because it is essential for building and maintaining relationships, managing conflicts, and ensuring that everyone is working together towards a common goal. By developing strong communication skills, strata managers can ensure that they are successful in their role and able to provide the best possible service to their clients.

These are just some of the qualities a great Strata Manager should possess:

  • Great interpersonal skills and easy to get in contact with about issues and concerns about the strata title
  • Attention to detail with minute taking
  • Multi-faceted skills, such as financial support, administration support and strata education
  • Proactive and efficient at everything they do, especially when it comes to value for money with repairs and other building maintenance works
  • A range of good contacts in maintenance, cleaning and gardening
  • Effective at managing disputes between owners
  • Know by-laws and strata legislation well

Not sure what else to look for or how to differentiate between a good and bad Strata Manager? We’ve compiled a detailed list of important questions to ask/consider. View our guide to choosing your Strata Manager here.

ESM Strata is a leading Strata Management company in Perth. Our Strata Managers are the very best in the industry with in-depth knowledge, skills and best practice standards to give every council of owners we work with peace of mind that their strata title is in good hands.

Got more questions about Strata Managers? Give us a call at 08 9362 1166 or email us at You can also learn more about strata by visiting the News and Resources page on our website.