The strata manager (strata managing agent)
A licensed professional the owners can hire to carry out jobs they delegate. Optional, but most buildings have one.
What to know
- Appointed by majority vote at a general meeting (usually the AGM). The agreement can run for up to 3 years (12 months if appointed at the first AGM).
- Does only what the owners corporation delegates, for example meetings, levies, insurance, records and by-law notices.
- Can never be given these powers: changing by-laws, removing a committee member, hiring a building manager, setting levies, deciding payment plans or interest waivers.
- Must report on the work done under the delegation every six months. From 27 October 2025 must disclose commissions, referral fees, connections and conflicts at the AGM.
- Can be removed by not re-appointing them, by a vote at a general meeting, or through the Tribunal.
When things go wrong
The strata manager signed a contract nobody remembers approving.
Ask in writing for the meeting resolution or written instruction that authorised it, and inspect the records. A strata manager acts only within the delegation; if there is no authority, raise it at a general meeting and keep a record of your request.