If you own a strata-titled lot, you may be wondering what the role of your Strata Manager is and how they ensure the smooth and effective running of your strata property.
Strata titled properties in Western Australia make up per one-third of all forms of titles registered, and they are becoming an increasingly popular form of ownership as the city grows.
Upon the registration of a strata scheme, a ‘strata company’ comes into existence. A Strata company is made up of all the lot owners within a strata complex and these owners will need to ensure their strata company complies with the Strata Titles Act, the same way that a normal company will have to comply with certain rules and regulations. Strata Companies have their own Unique strata plan which specifies all the information about their unique strata property and how it runs, including by-laws that owners need to adhere to.
It is not always possible for owners to participate in the day-to-day compliance and management of the strata building. This is where strata managers can help.
Many strata schemes employ a strata manager to help carry out their duties. The current Strata Titles Act does not specifically recognise all strata manager functions or responsibilities so it is often hard to understand exactly what a strata manager does day-to-day to ensure your compliance and the smooth running of your complex.
What is a strata manager
A strata manager is an individual or company that is employed by the strata company to manage certain functions of the strata company. They undertake a wide variety of activities on instruction from the strata company that are often to do with specific strata legislation.
The scope of the strata managers role is defined in the contract between themselves and the strata company.
Strata Managers can not make decisions on behalf of the strata company
One of the most important things to recognise is that Strata Managers can not make decisions on behalf of the strata property, so your strata manager will not perform actions unless specifically instructed by the strata council.
Strata Managers and Council members
Every strata company can elect a council. A strata council is a subset of the lot owners who are elected at an annual general meeting. The strata council acts in good faith on behalf of all owners and makes decisions and ensures compliance with the Strata Titles Act and company bylaws.
Strata Managers therefore deal directly with the council members on important decisions and information.
If you are a council member, you may know your strata manager or strata management company well, as you may be in communication with them often.
Council members give strata managers instructions and rely on them for guidance when it comes to the Strata Titles Act.
Common strata manager duties and responsibilities
Strata managers can undertake a number of different duties and responsibilities That ensure the successful running of your strata company.
These are specified in your contract between strata company and strata manager. However there are some common responsibilities that you can expect.
Every strata company collects contributions from owners that help with the day to day running and expenses of the complex.
Strata Managers support strata companies by collecting contributions from lot owners and chasing up any late payments.
Coordinating and chairing meetings
Your strata manager can coordinate annual and extraordinary meetings and often chairs the meetings. They will also keep and record the formal minutes of the meeting. Having a strata manager perform this function enables you to conduct effective and compliant meetings.
Arranging for work to be completed on your property
Strata managers can arrange for scheduled or unplanned work to be completed on your property including arranging quotes, getting approval, arranging access, managing the works and paying invoices. Strata Managers may also ensure all contractors and suppliers are compliant so there are any
Issuing breach notices
Strata managers can issue notices to owners that breach strata company bylaws on behalf of the strata company.
Keep detailed financial records
Strata managers can keep detailed financial records on behalf of your strata company and manage the financial accounts on your behalf.
If you have any questions about what your strata manager You can find a comprehensive outline in your strata company contract with your strata manager or can contact your strata manager if you have any questions.
If you would like to find out how ESM Strata Managers can support you with your property, please contact us for a quote.