Frequently Asked Questions
FAQ
Body Corporate Basics
What is strata management?
Strata management involves the day-to-day administration of a strata-titled property where multiple owners share common property (e.g., lobbies, gardens, roofs, pools, or driveways). A professional strata manager or company works on behalf of the body corporate (or strata company) to handle finances, maintenance, compliance, meetings, insurance, and communication, ensuring the property runs smoothly and legally.
What does a strata manager do?
- Financial management (budgets, levies, arrears, reporting).
- Coordinating repairs and maintenance of common property.
- Insurance administration.
- Preparing for and attending meetings (AGMs, EGMs).
- Enforcing by-laws and handling disputes.
- Record-keeping and compliance with strata legislation.
- Communication between owners, tenants, and service providers.
What is a Body Corporate/ Strata?
This is the legal entity made up of all lot owners. It owns and is responsible for maintaining the common property. The body corporate appoints a strata manager (or committee) to handle operations, but ultimate responsibility rests with the owners.
Do I need a professional strata manager?
It’s not always legally required, but highly recommended for most schemes. Professional managers bring expertise in legislation, reduce owner workload, ensure compliance, and help prevent costly mistakes in finances or maintenance.
Services and Operations
What services are included in strata Management?
Typical services cover administrative support, financial administration, maintenance coordination, insurance oversight, meeting management, by-law enforcement, and record-keeping. Additional services (e.g., building inspections, project management for major works, or facilities management) may incur extra fees. Always review the management agreement for details.
Who is responsible for repairs — me or the Body Corporate?
You are responsible for your individual lot (interior of your unit). The body corporate handles common property. A strata manager coordinates common repairs and can advise on boundaries. Always check by-laws and seek clarification for grey areas (e.g., balconies, windows).
What about insurance?
The body corporate must maintain building insurance for common property and public liability. Individual owners should have contents and personal liability cover. The strata manager typically arranges the scheme’s insurance and can provide certificates.
How are strata levies calculated and paid?
Levies are based on your lot’s unit entitlement (a share of the total property). They fund common property maintenance, insurance, and administration. Payments are usually quarterly or as set by the body corporate. Late payments may attract interest or recovery action.
How are renovations or changes to my lot handled?
Minor internal changes often need no approval, but anything affecting common property, structure, or appearance usually requires body corporate approval (via committee or meeting) and may need by-law changes or council permits. The strata manager can guide you through the process.
Meetings, Governance, and Communication
What is the role of the Strata Committee / Council?
The committee (elected by owners) makes day-to-day decisions on behalf of the strata (body corporate). The strata manager supports them with advice, administration, and execution but does not replace their oversight.
How do I raise an issue or complaint?
Contact the strata manager first (via email, portal, or phone). For formal disputes, follow the scheme’s by-laws or statutory processes (e.g., mediation via relevant tribunal). Good managers facilitate quick resolutions.
How often are meetings held?
An Annual General Meeting (AGM) is required, with Extraordinary General Meetings (EGMs) called as needed. Owners receive notice and can vote or submit proxies.
Fees and Agreements
How much does strata management cost?
Fees vary by property size, complexity, and services. They are usually a base management fee plus any ancillary charges (e.g., for meetings, disbursements, or extra services). Transparent companies provide a clear schedule and avoid surprise fees.
How do I change strata managers?
The body corporate can terminate the agreement per its terms (usually with notice). A new manager is appointed via resolution at a general meeting or via a decision by the committee. Your current manager should facilitate a smooth handover of records.
What should I look for in a strata management agreement?
Review: scope of services, fees and extras, termination notice period, reporting frequency, insurance, and conflict-of-interest disclosures. Ask about response times, software access, and references from similar properties.
Buying, Selling, and Living in Strata
What should I check before buying a strata property?
Request a Section 37 via your conveyancing agent for more comprehensive information such as a certificate for finances, levies, insurance, and upcoming works. Review by-laws, meeting minutes, and building condition. Speak to current residents about living experiences.
How does strata affect tenants?
Tenants must comply with by-laws. The owner (or manager) handles strata matters, but tenants can report issues via the owner or manager.
What are by-laws and how do they affect me?
By-laws are rules governing the scheme (e.g., pets, parking, noise, renovations). They bind all owners and tenants. Copies are available from the strata manager. Breaches can lead to penalties.
Other Common Questions
How are emergencies handled?
We provide 24/7 emergency contacts for urgent common property issues (e.g., leaks, storms). Some matters within your unit may not relate to body corporate and require the owner or their agent to engage the relevant contractor. Non-urgent matters go through our standard channels.
How do you ensure financial transparency?
Expect regular financial reports, audited statements (as required), easy access to records, and clear budgeting. Reputable managers use modern software for owner portals.
What if there are disputes between owners?
The manager can mediate informally. Serious issues may require formal resolution under strata laws (tribunal or court). Proactive communication helps prevent escalation.
How do we request a quote?
You can request a quote by contacting us via phone, email, or by completing the enquiry form on our Contact page.
- 08 7979 2050
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