The best working relationships are built on clear expectations. For owners corporations, it’s important to know what to reasonably expect from their strata manager before issues arise. Many strata owners only interact with them when something goes wrong or an AGM is approaching. But effective strata management is an ongoing process involving communication, financial administration, maintenance coordination and legislative responsibilities throughout the year.

At All Suburbs Strata Management, we have provided premier strata management services across Greater Sydney, the Nepean and the Central Coast for over 40 years. When clients understand what good service actually looks like, it helps build a stronger working relationship while also making it easier for them to recognise whether their scheme is being properly supported.

Dialogue with your strata manager comes naturally around AGM time. That’s because this is when budgets are approved, levies are discussed and formal decisions are made. But once the meeting is done, the work doesn’t stop and neither should communication. Maintenance projects move forward, contractors are engaged, quotes are obtained and resident issues still require attention. Committees must remain informed rather than waiting months for the next formal update.

Regular communication doesn’t just mean frequent calls or emails. It can take many forms depending on what is happening within the scheme. This might include updates on approved works, contractor availability, project timelines, delays caused by weather or supply issues, additional defects discovered during repairs, insurance matters, quotes received or items still requiring committee direction. It’s about making sure owners understand not only what’s happening but why things may be progressing differently from the original plan.

There are always decisions to be made in a strata scheme, and they’re best made with time to consider the available options. That’s why timely communication is important. If costs change, repairs become more expensive than anticipated or priorities need to be adjusted, those discussions are most productive when they happen at the right time. It also supports transparency. Rather than wondering whether anything is happening behind the scenes, committees can see how matters are progressing and understand the reasons for any delays.

Long after the annual budget is finalised, financial administration for the scheme continues. Levy notices, invoices, payments, account reconciliations and other financial records all need ongoing attention. As new expenses arise and planned works progress, the scheme’s financial position can change. Regular oversight helps ensure those changes are reflected as they occur rather than waiting until year-end reporting.

While a strata manager coordinates the financial matters, they do not control how the money is spent. Decisions like approving budgets, authorising major expenditures and setting levy contributions are all the responsibility of the owners corporation. But the information is what helps make confident decisions, and that’s why thorough financial administration is so important.

You might assume that once a strata manager has obtained a few quotes, their role in maintenance is done. It’s more involved than that. Depending on the work required, contractors may need access to common property, plant rooms, rooftops, lifts or even individual lots. Access must be arranged with residents, building managers or tenants while ensuring contractors have everything they need to complete the work safely and efficiently. If multiple trades are involved, sequencing is crucial. Throughout the process, the strata manager is responsible for following up outstanding quotes, confirming timeframes and addressing administrative issues to keep the work moving.

Effective maintenance relies on recognising problems before they become major. When a strata manager is across repair issues through routine inspections, contractor recommendations, reports from residents or committee members, or observations made while attending the property, they’re in a better position to recommend early investigation and action to help avoid safety, compliance or financial risks.

Following project approval, works don’t simply progress without ongoing coordination. Additional defects may be uncovered, weather can delay external repairs and materials may become unavailable. It’s the strata manager who keeps everyone informed of changes to the scope of works and any impact on timing. Without that coordination, even relatively straightforward maintenance can stall for weeks or months.

Every strata scheme operates within a legislative framework that has ongoing obligations for the owners corporation. A key responsibility of the strata manager is administering those obligations by maintaining records, issuing notices within required timeframes, preparing meeting documentation, keeping statutory registers up to date and ensuring all other legislative procedures are followed correctly.

Legislation is continually evolving, including within the strata sector. As regulations, compliance and governance obligations are updated, owners should expect their strata manager to understand the latest requirements. They should also be able to explain how they affect the individual scheme and help the owners corporation continue operating in accordance with the law.

Good strata management is measured by the work carried out every day of the year, not just when meetings are held or major problems arise. If you’re wondering what to expect from your current strata manager at all times, look for clear communication, transparent financial management, proactive maintenance and reliable legislative compliance.

At All Suburbs Strata Management, we have more than 40 years of experience working with residential, community, commercial and industrial properties. We help owners corporations navigate their ongoing responsibilities with practical advice and responsive support.

If your current strata manager is not meeting expectations, contact our experienced team to discuss your options. We can assist with a smooth and straightforward handover.