How to Choose an Owners Corporation Manager in Melbourne
Buying into a strata property is exciting. Then, a few months in, you realise someone actually has to run the place. Someone has to chase the levies, organise the insurance, keep the minutes, and answer the phone when the lift breaks down on a Sunday.
That someone is your Owners Corporation Manager.
Get the right one, and you barely notice they’re there, everything just works. Get the wrong one, and you’ll spend more time chasing them than they spend managing your building. So how do you actually choose?
Why the Right Manager Matters More Than People Think
An Owners Corporation Manager isn’t just an admin service. They’re the person managing your budget, your insurance, your compliance obligations, and often the relationships between owners who don’t always agree with each other.
A good manager protects the value of your property. A poor one can cost you money through missed maintenance, lapsed insurance, or by simply not returning calls until a small issue becomes an expensive one.
Questions to Ask Before You Sign
Before committing to a manager, it’s worth asking directly:
- How quickly do you respond to emails and phone calls? Aim for a manager who commits to a clear timeframe, not “as soon as possible.”
- What’s included in your management fee, and what’s charged extra? Get this in writing. Extra charges for basic correspondence or attending meetings can add up fast.
- How many other properties does each manager handle? A manager stretched across too many buildings has less time for yours.
- Do you have local knowledge of Melbourne strata regulations? Local experience matters when it comes to council requirements, local tradespeople, and understanding your building’s context.
- Can we see a sample of your meeting minutes or financial reports? This tells you a lot about how organised and transparent they actually are.
Qualifications and Experience to Look For
Strata management in Victoria isn’t a formally licensed profession the way real estate is, which makes experience and reputation even more important. Look for:
- A track record managing buildings similar in size and type to yours
- Membership with a recognised industry body, such as Strata Community Association (Vic)
- Clear, professional communication from the first enquiry, if they’re slow to respond before you’ve signed, that rarely improves afterwards
Communication and Responsiveness
This is where most Owners Corporations get burned. A manager can tick every box on paper and still be frustrating to deal with if they’re hard to reach.
Ask how they handle after-hours emergencies, how often they provide financial updates, and whether you’ll have a consistent point of contact or a rotating cast of staff.
Understanding the Fees
Management fees are rarely one flat number. Look closely at:
- The base annual management fee
- Costs for attending general meetings
- Charges for preparing special levies or by-law amendments
- Any commission arrangements on insurance or maintenance work
The cheapest quote isn’t always the best value, especially if it comes with a long list of “additional charges” further down the contract.
Local Knowledge Is a Genuine Advantage
A manager based in Melbourne, with an on-the-ground understanding of local contractors, council processes, and the Owners Corporations Act 2006, will generally navigate issues faster than one operating remotely or interstate. It’s worth asking directly where your manager and their team are actually based.
Red Flags to Watch For
- Vague answers about fees or what’s included
- No clear process for handling maintenance requests
- Poor or slow communication during the sales process itself
- Reluctance to provide references from current clients
FAQs
How do I change Owners Corporation managers if I’m unhappy with mine?
Owners Corporations can vote to change managers at a general meeting. It’s worth reviewing your current management agreement for any notice period required before switching.
Do I need a professional Owners Corporation Manager?
There’s no legal requirement to have one, but most strata buildings do, since committee members are volunteers and day-to-day administration, compliance, and financial management take real time and expertise.
What’s the difference between a Strata Manager and an Owners Corporation Manager?
They’re the same role. “Strata Manager” and “Owners Corporation Manager” are used interchangeably in Victoria, the terminology just varies depending on which state you’re in.
This article provides general information only and is not legal advice. For advice specific to your situation, contact a qualified professional or Consumer Affairs Victoria.
