When it comes to managing and maintaining strata and apartment communities, things can get a little complex. At the heart of it all are three key professionals—each with a distinct role in ensuring everything runs smoothly:

  • Strata Managers
  • Building Managers
  • Property Managers

While these roles may seem similar on the surface, they serve very different functions within a strata or body corporate environment. Whether you’re an investor, landlord, tenant, or owner-occupier, understanding who does what can help you navigate the management structure more confidently.

Let’s break down the differences between these essential roles.

What Does a Strata Manager Do?

A strata manager is appointed by the owners corporation (also known as a body corporate) to oversee the administrative and compliance aspects of managing the building’s common property.

They are responsible for the overall governance of the strata scheme, ensuring the property complies with relevant legislation, and facilitating communication between the committee and lot owners. Their role is largely behind the scenes but is crucial for keeping the scheme compliant, financially sound, and well-organised.

Typical strata manager responsibilities:

  • Organising and managing AGMs, committee, and extraordinary meetings
  • Issuing levy notices and collecting strata fees
  • Managing the building’s budget and financial records
  • Facilitating insurance coverage and claims
  • Maintaining by-laws and ensuring compliance
  • Record-keeping for all meeting minutes, correspondence, and strata documents
  • Providing guidance on dispute resolution, by-law breaches, and NCAT matters
  • Coordinating statutory compliance such as fire certifications and WHS reports

Note: A strata manager does not handle tenant-related matters or the day-to-day upkeep of the physical building.

What Does a Building Manager Do?

A building manager—sometimes referred to as a facilities manager, caretaker, or resident manager—is responsible for the day-to-day maintenance and physical operations of the common property.

They are usually appointed by the owners corporation or developer and often work on-site to coordinate repairs, maintenance, and contractor access. While they do not manage financials or legal compliance like strata managers, they play a hands-on role in keeping the property functional and safe.

Typical building manager responsibilities:

  • Managing repair and maintenance of shared areas (e.g., foyers, lifts, pools)
  • Coordinating and supervising contractors
  • Conducting routine inspections of common property
  • Managing building access devices (keys, remotes, swipes)
  • Keeping maintenance logs and contractor records
  • Assisting with WHS compliance (e.g., fire safety systems, pool certifications)
  • Posting notices and general communication for residents

They may also assist in identifying by-law breaches and report them to the strata manager for further action.

What Does a Property Manager Do?

A property manager represents an individual property owner (typically an investor or landlord) and acts as the main contact between the tenant and the owner.

They manage residential leases, oversee the condition of the lot (the apartment or townhouse), and handle rental administration. Unlike strata and building managers, they do not deal with common areas or the owners corporation, except when necessary (e.g., reporting a strata issue on behalf of a tenant).

Typical property manager responsibilities:

  • Marketing and leasing vacant properties
  • Collecting rent and managing rental arrears
  • Conducting routine inspections of individual lots
  • Coordinating repairs within the apartment (non-common property)
  • Liaising between landlords and tenants
  • Managing bond returns and tenant disputes
  • Keeping access devices for leased lots
  • Ensuring compliance with rental legislation and fire safety within the lot

Important: Tenants rarely deal directly with a strata manager; their point of contact for issues inside the unit or general tenancy matters is always the property manager.

Why These Roles Must Stay Separate

Strata living is a shared environment that relies on clear role boundaries to avoid conflict and confusion.

Each professional—strata manager, building manager, and property manager—has a unique responsibility. While they may collaborate at times (especially in larger schemes), their roles should not overlap. Here’s why:

  • A strata manager focuses on the broader community and legal compliance
  • A building manager maintains the physical property and supports daily operations
  • A property manager serves the interests of individual landlords and tenants

Blurring these responsibilities can create a conflict of interest. For example, if a strata manager also manages a property for one of the owners and a dispute arises, there could be perceptions of bias.

At Metrocity Realty, we understand the importance of seamless collaboration between all parties in a strata community. Knowing who to contact and what each role entails empowers property owners and tenants alike to resolve issues efficiently and keep the property well-managed.

Whether you’re looking for a professional property manager or simply need help navigating strata living, our team is here to support you every step of the way.