The roles of strata managers and building managers are often misunderstood. In well run strata schemes where there are both, they usually work closely together so the right hand knows what the left hand is doing. Both are responsible to report to strata committees. They will often both attend the same meetings. They often coordinate on different but linked responsibilities. The key to a good professional working relationship is trust, integrity and putting the rights of others first.
Part 4 of the Strata Schemes Management Act 2015 (SSMA) deals with the functions Strata Managing Agents and Building Managers.
The functions of a strata managing agent are set out in the SSMA and include the following, depending on whether there is full or part delegation by the owners corporation:
Below are some responsibilities that may be delegated to strata managers are:
Strata Managers must hold a strata management agent’s licence pursuant to the provisions of the Property and Stock Agents Act 2002.
The role of a building manager is also covered by Part 4 of SSMA which provides that a building manager is a person who assists in exercising any one or more of the following functions of the owners corporation:
A building manager may be entitled to exclusive possession (whether or not jointly with any other person) of a lot or common property in a strata scheme.
A person is taken to be a building manager for a strata scheme if the person meets the description of a building manager, regardless of whether the title given to the person’s position is building manager, caretaker, resident manager or any other title.
Like strata managers, the appointment is to be made by instrument in writing (a “building manager agreement”).
Their appointment may be made before or after the strata scheme commenced.
A building manager agreement (including any additional term under any option to renew it) expires (if the term of the appointment does not end earlier or is not ended earlier for any other reason)–
A building manager may be reappointed at the end of the building management agreement.
The functions of a building manager are usually set out in the building management agreement and are designed to assist in exercising one or more of the functions of the owners corporation of managing and controlling the use of common property (otherwise than by the owners or occupiers of lots) and of maintaining and repairing common property.
However, the owners corporation may continue to exercise all or any of those functions, subject to the building manager agreement.
The job of the building manager is usually more hands-on as they perform their duties on site.
They take care of the physical aspects of property care; giving tradespeople access for repair and maintenance work, responding to maintenance requests, and carrying out regular inspections to make sure everything is working as it should.
How often a building manager attends the building is a matter of choice. Some attend full time, seven days a week, and others are engaged on a part time basis.
I hope this short article has been of help and provided you an overview of the different roles of a strata manager and building manager.