What does a strata manager actually do day to day?
A strata manager helps run the day-to-day administration of a strata scheme on behalf of the owners corporation, body corporate, strata company or community corporation. Their work usually includes organising meetings, issuing levy notices, keeping records, coordinating common property repairs, managing invoices, assisting with insurance, communicating with owners and supporting compliance with strata laws and by-laws.
In simple terms, a strata manager is the administrative coordinator for a shared property. They do not normally own the building, and they do not replace the owners. Instead, they help the owner group carry out agreed tasks so the building remains organised, maintained and financially managed.
What does day-to-day strata management mean?
Day-to-day strata management means handling the recurring administrative, communication, financial and coordination tasks that come up in a shared property. These tasks may look small individually, but together they keep the building operating smoothly.
For example, one day a strata manager may respond to an owner query about levies, request a quote for a garage door repair, prepare an agenda for a committee meeting, follow up an insurance certificate, process contractor invoices and update scheme records.
A typical day for a strata manager
A strata manager's day can vary depending on the number of buildings they manage, the size of each scheme, the level of committee involvement and whether urgent maintenance issues arise. A typical day may include:
Checking urgent emails from owners, committees, tenants, agents and contractors.
Reviewing maintenance requests and deciding whether the matter appears to involve common property.
Requesting quotes or approving routine contractor attendance where authorised.
Following up unpaid levies, invoices and financial records.
Preparing meeting notices, agendas, minutes or action lists.
Updating records, insurance documents, work orders and correspondence.
Speaking with committee members about building issues and upcoming decisions.
Escalating matters that need owner approval, committee approval or legal advice.
What maintenance work do they coordinate?
A strata manager may coordinate maintenance and repairs for common property, but the exact authority depends on the management agreement, budget, committee instructions and state legislation. They usually do not personally repair the building. Instead, they help organise contractors and keep the process moving.
Common maintenance coordination may include:
Lift servicing and lift breakdown follow-ups
Common area lighting and electrical repairs
Roof, gutter, driveway, foyer or stairwell repairs
Shared plumbing or drainage issues
Cleaning, gardening and waste management services
Fire safety and essential services checks
Access control, gates, intercoms and garage doors
Pest control or building defect inspections where required
Do strata managers make decisions?
A strata manager can make some administrative decisions if authorised, but they usually do not make major decisions on behalf of owners without approval. The owners corporation, body corporate, strata company, community corporation or committee remains the decision-making body.
A good way to understand the role is this: the owners decide, the committee guides, and the strata manager administers.
What financial tasks do strata managers handle?
Financial administration is one of the most visible parts of day-to-day strata management. The strata manager may help prepare budgets, issue levy notices, process invoices, keep financial records and report on the financial position of the scheme.
Financial tasks may include:
Issuing levy notices to lot owners
Recording levy payments
Following up arrears according to the scheme's process
Processing approved contractor invoices
Preparing financial reports for meetings
Helping prepare annual budgets
Separating administrative fund and capital works or sinking fund expenses where applicable
Keeping financial records for owners and auditors where required
What meeting tasks do strata managers handle?
Meetings are a major part of strata administration. A strata manager may help organise annual general meetings, extraordinary general meetings and committee meetings.
Meeting support may include:
Preparing meeting notices and agendas
Adding motions and supporting documents
Sending notices to owners within the required timeframe
Recording apologies, proxies, votes and attendance where applicable
Taking and distributing minutes
Tracking action items after the meeting
Helping owners understand what decisions need formal approval
What records do strata managers keep?
Strata schemes generate many documents. A strata manager helps keep those records organised so owners, committees, buyers, agents and regulators can access information when required.
Records may include:
Meeting notices, agendas and minutes
Financial statements and levy records
Insurance policies and certificates
Contractor quotes, invoices and work orders
Correspondence with owners and contractors
By-laws, rules and registered documents
Maintenance records and compliance documents
Owner details, strata roll or scheme records where applicable
What is not usually the strata manager's job?
A strata manager is often blamed for every issue in a building, but not every issue is their responsibility. Their job is usually administration and coordination, not personal maintenance work or private lot management.
A strata manager does not usually:
Personally repair plumbing, electrical faults, lifts or building defects
Manage an individual owner's tenant like a property manager
Pay levies on behalf of owners
Make major decisions without the required authority
Guarantee contractor availability or pricing
Resolve every neighbour dispute instantly
Provide legal advice unless properly qualified
Change by-laws without the required owner approval
What makes a good strata manager day to day?
Good day-to-day strata management is not only about completing tasks. It is also about communication, follow-up, transparency and helping owners understand what is happening in their building. A good strata manager should be responsive, clear about what needs owner approval, organised with records, proactive on maintenance, transparent about fees, and careful with compliance deadlines.
[[callout:0]]
Key takeaways
A strata manager handles the daily administration of a strata scheme.
Typical daily work includes communication, meetings, records, levies, invoices, maintenance coordination and insurance support.
The strata manager helps the owner group but does not usually replace owner decision-making.
They coordinate common property matters, not private tenancy issues inside an individual lot.
Their authority depends on the management agreement and state or territory rules.
Good strata management relies on clear communication, accurate records, timely follow-up and transparent reporting.
Related questions
What does a strata manager do day to day?
A strata manager handles daily administration such as owner communication, levy notices, contractor follow-ups, meeting preparation, record keeping, invoice processing, insurance support and maintenance coordination.
Does a strata manager make all building decisions?
No. The owners corporation, body corporate, strata company or committee usually makes key decisions. The strata manager helps administer those decisions.
Does a strata manager organise repairs?
Yes, a strata manager may coordinate common property repairs by requesting quotes, issuing work orders and following up contractors if they are authorised to do so.
Does a strata manager manage tenants?
Not usually. A strata manager manages common property and scheme administration. A property manager usually manages the tenancy inside an individual rental property.
Can owners contact the strata manager directly?
In many schemes, owners can contact the strata manager directly for administrative questions, levy information, common property issues or records. Some schemes ask owners to follow a specific communication process.
What should owners expect from a strata manager?
Owners should expect clear communication, organised records, timely meeting documents, transparent financial administration and proper follow-up on authorised common property matters.