A quick guide to Roles in Strata and Community Associations: Owners Corporation, Strata Manager, and Committees
Explaining the roles and responsibilities of various stakeholders in strata and community living
Strata and community title living is an increasingly popular choice across Australia, offering shared amenities, maintained common areas, and a built-in sense of community. However, behind the scenes of every well-run strata or community scheme lies a framework of clearly defined roles and responsibilities. Understanding who does what is essential for smooth operation, effective decision-making, and harmonious living.
This article provides a clear explanation of the key roles in strata and community associations across Australia, with a focus on the Owners Corporation (or Body Corporate in some states), strata managers, and various committees.
1. The Owners Corporation (or Body Corporate)
What is it?
The Owners Corporation (known as the Body Corporate in Queensland and some other jurisdictions) is the legal entity that encompasses all lot owners in a strata or community title scheme. Every owner automatically becomes a member upon purchasing a lot.
Core Responsibilities:
The Owners Corporation is responsible for managing the common property and making decisions that affect the strata scheme. This includes:
Maintaining and repairing common property (e.g. roofs, shared walls, stairwells, lifts).
Managing finances including levies, budgets, and insurance.
Keeping and updating strata records.
Enforcing by-laws and resolving disputes.
Appointing a strata manager (if applicable).
Making decisions through general meetings (annual and extraordinary).
Decision-Making Power:
Decisions are made collectively through meetings where each lot owner has a voting right. Certain decisions (like changing by-laws or approving major renovations) require special or unanimous resolutions, while others can be passed by a simple majority.
Tip for Residents:
Active participation in meetings allows owners to have a say in how their building is run and how funds are spent.
2. The Strata Committee (or Executive Committee / Management Committee)
What is it?
The Strata Committee (called the Executive Committee or Management Committee in some jurisdictions) is a group elected from among the owners to represent the Owners Corporation on a day-to-day basis. The committee is responsible for implementing decisions and handling routine matters between meetings.
Composition:
Committee members are elected at the Annual General Meeting (AGM). The number of members can vary by state and scheme size but typically includes a Chairperson, Secretary, and Treasurer. In smaller schemes, the roles may be combined or handled informally.
Key Responsibilities:
Representing the Owners Corporation in dealings with contractors and service providers.
Making decisions delegated by the Owners Corporation.
Overseeing the implementation of resolutions passed at meetings.
Reviewing maintenance and repair quotes.
Working closely with the strata manager.
Important Note:
The committee cannot make decisions that are reserved for the full Owners Corporation, such as changing by-laws or approving certain types of expenditure unless they are specifically authorised.
Tip for Residents:
If you want more influence and involvement in your strata scheme, consider nominating yourself for the committee.
3. The Strata Manager (or Body Corporate Manager)
Who are they?
A strata manager is a professional appointed by the Owners Corporation to help administer the scheme, particularly when self-management is not practical. While their role is administrative, they are often vital to the day-to-day operation of the scheme.
Appointment and Contract:
Strata managers are appointed under a formal contract and must be licensed in most states. Their appointment and scope of work are decided by the Owners Corporation.
Duties Often Include:
Organising and attending meetings (AGMs, EGMs, and committee meetings).
Preparing budgets and issuing levy notices.
Paying invoices and managing the scheme’s accounts.
Maintaining the strata roll and other records.
Coordinating insurance policies and claims.
Assisting with compliance and legal obligations.
Advising the Owners Corporation on legislation and best practice.
What They Cannot Do:
Strata managers do not make decisions for the Owners Corporation unless specifically authorised. They act under instruction and must act impartially. They also cannot vote unless they are a lot owner themselves.
Tip for Residents:
A good working relationship between the strata manager, committee, and owners helps prevent misunderstandings and ensures the building is well cared for.
4. Building Managers and Facilities Managers (Where Applicable)
In larger schemes, especially high-rise buildings or mixed-use developments, a building manager (also known as a caretaker or facilities manager) may also be engaged.
Their Role May Include:
Day-to-day supervision of cleaning, maintenance, and contractors.
Responding to resident concerns related to the common property.
Coordinating emergency repairs and access.
Ensuring compliance with fire and safety systems.
Building managers sometimes live on-site or nearby and act as the eyes and ears of the strata or community scheme. They work under a separate agreement from the strata manager and may have their own team.
5. Residents and Tenants
While residents who are not owners (e.g. tenants) do not have voting rights in meetings, they still play an important role in community life. They are expected to:
Follow the by-laws and community rules.
Maintain their private property and behave respectfully.
Notify the strata manager or committee of issues with the common property.
Owners who lease their property should ensure tenants are aware of the by-laws and consider providing them with a welcome pack or handbook.
6. Community Title Schemes: A Slightly Different Structure
In community title schemes, often found in newer estates and precincts, the structure is similar but can include multiple layers of management.
For example:
A neighbourhood association might govern smaller clusters of lots.
A community association oversees shared facilities like parks or roads across the whole estate.
Some schemes also have precinct committees or subsidiary strata schemes.
Each layer has its own committee, meetings, and sometimes even separate strata managers, which can make communication and coordination more complex.
Working Together: Why Understanding Roles Matters
Clarity around who is responsible for what helps prevent confusion, duplication of effort, and conflict. For a strata or community scheme to operate efficiently:
Owners should attend meetings and stay informed.
Committees should act in the best interests of all owners.
Strata managers should provide professional guidance while respecting boundaries.
Tenants should understand their obligations and report issues constructively.
Good governance, transparency, and respectful communication are the cornerstones of successful strata living.
Final Thoughts
Strata and community schemes work best when everyone understands their role and works cooperatively. Whether you're an owner, committee member, manager, or tenant, playing your part contributes to a well-run and enjoyable living environment.
By understanding the responsibilities of each stakeholder, you can better navigate the shared responsibilities of community living and help your scheme thrive.
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
