The Strata Titles Act 1975 can be confusing and difficult to interpret due to its technical and complex language.  A professionally trained strata manager is well versed and trained in how to interpret the Act and is well able to guide owners of a strata titled property in their required duties and powers as per the Act.

All owners have a financial and emotional envolvement in their strata titled property, with personal and business interests to promote and protect.  A professional strata manager will guide owners to act within the parameters of the Act and provide impartial facts and advice.

Often a professional strata manager is appointed as a matter of convenience to provide a centralised point of communication, a range of agreed services and can readily outsource specialist providers of goods and services.  Their underlying role is to assist the Council, and consequently the strata company to make and implement business decisions.  The strata manager then ensures that the strata companies duties are performed in accordance with the Act, the relevant by-laws and any applicable resolutions of general meetings.

Major benefits of appointing a professional strata company manager are listed below:

• Technical knowledge and experience in respect to the Act
• No personal involvement with owners or occupiers
• Availability of management and financial systems and professional staff
• Help to reduce time demands on volunteer Council members
• Access to competent contractors and service providers
• Able to deal objectively with owners about behaviour or money matters
• Risk management experience

The contractual arrangement is between the strata company and a firm specialising in the management of strata companies which gives the manager the authority and responsibility to act.  The Council has the responsibility to supervise and hold the manager accountable for the objectives of the strata company.

A strata company manager can not undertake duties or powers of the strata company without first receiving clear written authority to do so.  The manager cannot be requested to perform duties and powers which require any form of resolution of the strata company or the Council until and unless such resolutions have been property passed.

A successful relationship between the Council and strata company manager requires a good working relationship and clear and concise communication between both parties.

The Council should select a short list of candidate strata company managers and request a submission from each.  Once all the submissions have been received the Council can convene a meeting to make a decision based on the written submissions.

When selecting a strata manager it is important that the following criteria are considered:

• Member of STIWA with STIWA accredited management staff
• A clear and concise proposal
• Professional Indemnity Insurance
• Strata specific computer software
• Schedule of agreed and additional services including all fees
• Operates a trust account for all funds and has electronic banking facilities
• Good working knowledge and understanding of the Act
• Access to reliable and competitive contractors
• Experience, reputation and recommendations
• Has a website with owner access availability
• After hours contact