A strata scheme is like a mini democracy—but who’s actually making the big decisions? Strata management oversees shared property, handling finances, maintenance and compliance. Key roles like owners corporations, committees and managers keep everything running smoothly. If you’re unsure what each one does, we can explain.

At All Suburbs Strata Management, we bring over 40 years of experience in residential strata management in Greater Sydney, Nepean, and the Central Coast. A well-structured strata scheme is key to a harmonious, efficient community. Here’s what you need to know about each role.

The owners corporation (previously body corporate) is made up of all lot owners in a strata scheme and is responsible for its overall management. When you purchase a property in a strata scheme, you automatically become a member of the owners corporation. Your membership ends when you sell your property.

Maintaining common property is one of the primary responsibilities of the owners corporation, including repairs, upkeep and ensuring shared spaces are safe and functional. It also oversees the scheme’s financial health through levies, budgets and insurance, while enforcing by-laws on resident behaviour, noise, pets and other aspects of community living.

Annual general meetings (AGMs) bring members together to make key decisions about shared property. During these meetings, they review financial reports, discuss major repairs or upgrades, vote on by-law changes and appoint strata committee members. This process allows everyone to contribute to the management of the scheme.

The strata committee is a small group elected by the owners corporation to assist in decision-making within the strata scheme. It consists of one to nine members, determined at the AGM, with only eligible owners, tenants or representatives able to be nominated. While the committee has authority to act, the owners corporation can overrule its decisions if necessary.

Playing a key role in daily operations, the strata committee manages finances for routine expenses such as insurance and minor maintenance, approves renovation requests under by-laws and ensures residents comply with community rules. However, more significant financial or structural changes typically require approval from the owners corporation.

If a strata manager is appointed, the committee works closely with them to maintain compliance with strata laws and regulations. The strata manager provides administrative and legal support, while the committee retains responsibility for key decisions. Owners or residents can contact the committee by attending the AGM or reaching out through the strata roll.

A strata manager is a licensed professional appointed by the owners corporation to handle the administrative, financial and legal aspects of a strata scheme. Their responsibilities vary depending on the agreement with the owners corporation but typically include organising meetings, keeping financial records and ensuring compliance with NSW strata laws. While most schemes hire a strata manager for efficiency, it is not a legal requirement.

Despite their extensive role, strata managers act as facilitators, and final authority rests with the owners corporation and strata committee.

In NSW, a strata manager must hold a strata managing agent licence, which requires formal training and certification. There are different licence classes, and ongoing professional development is essential to maintain compliance with industry regulations. For owners or prospective buyers wanting to identify their strata manager, details can be found on levies paperwork, the strata roll or through the strata committee.

A building manager is essential for supervising the day-to-day maintenance and safety of common areas including gardens, hallways and other shared spaces. They handle minor repairs, coordinate larger projects with contractors and maintain compliance with safety regulations such as fire safety. As the primary on-site contact for maintenance and security, they play a vital role in keeping the property in good condition.

A property manager is another key player in the strata environment. They represent landlords by managing rental agreements, inspections and tenant concerns. Property managers also handle lease arrangements, rent collection and bond processing. When tenants raise strata-related issues, such as maintenance of common areas or disputes over by-laws, the property manager liaises with the strata manager to resolve them.

Tenants and residents must follow the strata by-laws but do not have decision-making power in the scheme. They are responsible for maintaining their lot, complying with community rules and respecting shared spaces. While they interact with property managers for tenancy matters, any strata-related issues must be raised with the property owner or strata committee.

Navigating strata living is much easier when you understand who handles what. Whether it’s the owners corporation making key decisions, the strata committee overseeing daily matters or the strata manager ensuring compliance, everyone works together to ensure the scheme functions smoothly.

If you’re ever unsure about responsibilities within your strata scheme, your strata manager or committee is the best place to start. Clear communication with the right people can help resolve issues quickly and keep your property in good condition.

At ASSM, we have over 40 years of experience in strata management for residential, community, commercial and industrial properties, and we specialise in compliance.

Are you looking for a reliable strata manager? Our team provides outstanding service and clear communication. The goal of everything we do is simple: to make life easier for you.

If you are considering buying into a strata scheme or want to secure a professional and qualified team, contact ASSM today.