Why Won’t My Strata Manager Come and Change the Lightbulb?
Picture this: you walk into the lobby of your building, notice the ceiling light has gone out, and think to yourself, “I’ll just call the strata manager, they’ll come fix it.” Except… they can’t. Not because they’re lazy, heartless, or allergic to ladders, but because changing lightbulbs isn’t actually their role. (Also, imagine the insurance claim if your suit-wearing manager fell off a stepladder in the lobby, no thanks.)
So what do strata managers do, and why won’t they come to your rescue with a spare globe and screwdriver? Let’s shed some light on it.
What a Strata Manager Actually Does
Think of your strata manager as the conductor of the building’s orchestra, not the one playing the violin (or climbing the ladder). Their responsibilities are about coordination, compliance and communication.
They typically:
Manage finances: collecting levies, preparing budgets, paying bills, and keeping financial records.
Organise meetings: preparing agendas, issuing notices, taking minutes, and recording decisions.
Arrange insurance & compliance: making sure the building has appropriate cover and meets its legal obligations.
Engage contractors: they’ll call the electrician to fix that lobby light but can’t change the bulb themselves.
Advise the committee: guiding the owners corporation through legislation, rules, and procedures.
In other words, they’re the glue that holds the administrative side of strata and community life together.
What They Don’t Do (and Shouldn’t Do)
Here’s where the confusion often starts. Strata managers are not caretakers, handymen, or on-call referees for neighbourly squabbles.
Some things you should not expect from them:
Hands-on repairs or maintenance: no lightbulbs, no vacuum cleaners, no leaky taps, no paintbrushes.
Personal problem-solving inside your unit: a broken dishwasher or a failed tv remote control is your responsibility.
Policing residents: they don’t patrol hallways confiscating noisy speakers, issuing parking fines or monitoring laundry use.
Making unilateral decisions: the owners corporation (through the committee) makes decisions. The strata manager simply implements them.
So if you’re picturing your strata manager as a combination of handyman, cleaner, gardener, bouncer, police officer, parking warden, remedial engineer and High Court judge … then dial it back.
Strata Manager vs Building Manager: Spot the Difference
This is where a lot of residents get mixed up in bigger buildings.
Strata Manager = the organiser. They’re behind the desk, sorting out paperwork, budgets, and legal obligations.
Building Manager/Caretaker = the doer. They’re on-site, dealing with day-to-day maintenance like changing bulbs, and checking the pool pump with the experts.
Mixing the two up is like asking your accountant to unblock your sink, or your dentist to file your tax return. Wrong professional, wrong toolbox.
So… Who Does Change the Lightbulb?
If it’s in a common property area (like the lobby, stairwell, or garage), the owners corporation arranges a contractor and strata manager may coordinate, but they won’t be the one climbing the ladder.
If it’s inside your (lot) apartment or townhouse, that’s all you. Grab a globe, call a handyman, or phone a friend.
As far as we know, there’s no such thing as “lightbulb insurance.”
Final Word
Your strata manager is there to keep your scheme compliant, organised, and provide expert advice (which is sometimes ignored). But they’re not your maintenance person, and they won’t be showing up with a ladder and a spare lightbulb anytime soon.
Next time the lights go out, don’t picture your strata manager fumbling with a globe, picture them behind the scenes, making sure the right person is booked to fix it, the invoice is paid, and the records are up to date.
Because without them, the building will be fumbling in the dark
Disclaimer:
This article is intended for general educational purposes only and does not constitute legal or financial advice. Readers should seek independent legal and professional guidance relevant to their specific circumstances and jurisdiction.