If you are part of an owners corporation in Melbourne, you may know that a strata management company is involved in day-to-day operations.
What is often less clear is what they are actually responsible for, where committees remain accountable, and how the relationship should work in practice.
This article explains what a strata management company does in Melbourne, how their role fits within an owners corporation, and what committees should reasonably expect from professional strata management.
This article explains what a strata management company does in Melbourne, how their role fits within an owners corporation, and the various services committees should reasonably expect from professional strata management.
Why strata management exists in the first place
Most owners corporations are made up of volunteer committee members. These committees are responsible for legal compliance, financial decisions, building maintenance, and governance. The work is ongoing and often complex.
A strata management company exists to administer these responsibilities on behalf of the owners corporation, under instruction from the committee, and within the framework set by the Owners Corporations Act 2006 and the OC rules.
They do not replace the committee. They support it.
The core role of a strata management company
At its core, a strata management company acts as the administrative and operational arm of the owners corporation.
This usually includes:
- Managing records and statutory documentation
- Supporting committee decision-making
- Coordinating contractors and maintenance
- Handling financial administration
- Ensuring compliance tasks are completed on time
The scope of work depends on the management agreement and the needs of the building.
Day-to-day responsibilities explained
Financial administration
A strata management company typically handles:
- Preparing annual budgets with committee input
- Issuing levies and managing levy collections
- Paying invoices and contractors as approved
- Maintaining financial records and statements
- Assisting with audit or reporting requirements
Committees remain responsible for approving budgets and major expenditure.
Meetings and governance support
Strata managers commonly support:
- Annual General Meetings and committee meetings
- Meeting notices, agendas, and minutes
- Recording resolutions and action items
- Maintaining registers of members and committee roles
This ensures decisions are properly documented and accessible.
Maintenance and contractor coordination
A strata management company often coordinates:
- Routine maintenance requests
- Quotes and contractor engagement
- Follow-up on approved works
- Record keeping for completed maintenance
The manager coordinates the process. Committees usually approve works and expenditure.
Related:
Insurance administration
Insurance support may include:
- Arranging building insurance renewals
- Coordinating valuations where required
- Assisting with insurance claims
- Communicating between insurers, contractors, and committees
Insurance decisions ultimately sit with the owners corporation.
Related: Insurance in Strata: What Is It and Why Does It Matter?
Compliance and statutory obligations
In Victoria, owners corporations have ongoing compliance obligations. A strata management company helps ensure tasks are not missed, such as:
- Record keeping requirements
- Meeting timelines
- Disclosure and reporting obligations
- Supporting regulatory enquiries if needed
This reduces risk for committee members.
What strata managers do not do
It is equally important to understand the limits of the role.
A strata management company does not:
- Make unilateral decisions without committee authority
- Override committee resolutions
- Act outside the management agreement
- Remove legal responsibility from the owners corporation
Committees remain accountable for decisions made.
How committees and strata managers should work together
The most effective strata management relationships are based on:
- Clear instructions from the committee
- Defined decision-making authority
- Regular communication
- Documented processes
A strata manager provides structure and continuity. Committees provide direction.
What to expect from professional strata management in Melbourne
Committees should reasonably expect:
- Clear communication
- Accurate record keeping
- Timely follow-up on agreed actions
- Transparency around finances and processes
- Support navigating complex issues without unnecessary escalation
The role is administrative and advisory, not controlling.
Is strata management mandatory in Victoria?
Not all owners corporations are legally required to appoint a strata management company. Smaller or self-managed buildings sometimes handle administration internally.
However, as buildings grow in size or complexity, professional management often becomes practical to reduce risk and workload.
Frequently asked questions
Does a strata manager make decisions for the owners corporation?
No. Decisions are made by the committee or owners corporation. The strata manager implements and administers those decisions.
Can a committee instruct a strata manager directly?
Yes. Committees usually instruct the strata manager within the authority set by resolutions and the management agreement.
Is a strata management company responsible for legal compliance?
The owners corporation remains legally responsible. A strata manager helps ensure obligations are identified and addressed.
Can an owners corporation change strata managers?
Yes. The process depends on the management agreement and notice requirements.
Do strata managers handle disputes between owners?
They can assist with process and documentation. Formal dispute resolution may involve legal advice or applications to Consumer Affairs Victoria to address breaches of owners corporation rules.