The day you settle on a strata property is also the day other people’s decisions start to matter just as much as your own. While you own everything inside your apartment or townhouse, you’re now part of a shared management structure where no one person controls areas everyone relies on, such as the roof, exterior walls, stairwells, lifts, gardens, driveways and shared services. This is where a strata manager comes in, and many new owners wonder what their responsibilities actually are. We’ve put together a guide to explain it all.

At All Suburbs Strata Management, after more than 40 years working with strata communities across Greater Sydney, Nepean and the Central Coast, we know these responsibilities inside and out. In shared living, your choices affect your neighbours and theirs affect you, with costs, responsibilities and risks shared along the way. Here’s what you need to know about your strata manager’s role.

In NSW, a strata manager gets appointed by the owners corporation, which is the legal body comprised of all lot owners. This is the only entity that can enter a strata management agreement, and is usually done by an ordinary resolution at an annual general meeting.

A strata manager acts strictly under delegated authority. They do not make independent decisions; instead, they simply implement what has been agreed upon in meetings or through committee instructions.

The strata manager’s role isn’t open-ended. It’s clearly set out in the agent agreement. In NSW, this is often based on SCA (NSW) model terms, although it can be tailored to suit the needs of the scheme. It outlines exactly what services are included, how much authority the manager has, reporting and financial limits, fees, how long the appointment lasts and how it can be ended.

As for what they do, strata managers handle the admin that keeps your building running smoothly. Essentially, their role includes things like issuing levy notices, coordinating maintenance once it’s been approved, organising insurance, preparing agendas and minutes, and making sure records are up to date. They also help keep the building compliant with NSW strata laws, but always under the direction of the committee or owners corporation.

We’ve established that strata managers “keep things running” — but what does that really involve? Here’s a quick, but comprehensive summary.

Because of the scope of what strata managers actually do, it can seem like they’re responsible for everything. That’s not the case. Some of the things that are outside their legal and practical responsibilities include:
– Acting as legal representatives in disputes
– Providing legal advice
– Enforcing by-laws without clear instruction from the committee
– Making final decisions on behalf of the owners corporation
– Mediating formal disputes without authorisation
– Undertaking or authorising unapproved work
– Overseeing the condition of individual lots, includin

Good strata management is founded on good communication. Owners and committees should expect regular updates about important issues like maintenance progress, professional meeting conduct and prompt responses to all queries that are lodged through official channels.

Efficient meeting facilitation

A competent strata manager keeps everyone accountable by accurately recording decisions and noting who is responsible for follow‑ups. They also ensure meetings run smoothly by issuing notices correctly and sharing agendas and documents beforehand, so owners can see what’s happening and what’s expected.

Support for the committee and owners

Strata managers have extensive experience and understanding of NSW strata regulation, which means they can guide committees and owners without taking control. They will explain relevant legislation, suggest best practice approaches and recommend contractors with the right qualifications for common property work. At the same time, they respect the bounds of their role and do not make decisions they don’t have the authority to make.

Understanding the role of your strata manager makes it easier to participate in the shared responsibilities that come with strata living. When everyone is clear on who does what, it sets a foundation for smoother communication, stronger compliance and more confident decision-making across the scheme.

At All Suburbs Strata Management, we help committees and owners make informed decisions by offering experienced, responsive support and transparent day-to-day management. Our experience covers residential, community, commercial, and industrial properties. If your current manager is not meeting expectations, contact our experienced team today. We will ensure a smooth and hassle-free handover.