Changing Your Strata Manager: A Comprehensive Guide

If your strata manager isn’t meeting expectations, you’re not alone — and you’re not stuck. Whether it’s communication issues, unkept promises, or just a sense that things could be better, changing your strata manager is more straightforward than you might think.

At Jamesons, we’ve helped hundreds of buildings across NSW make the switch smoothly — with no disruption to services and support that starts from day one. This guide walks you through what’s involved, what to watch for, and how to ensure the transition sets your building up for long-term success.

Whether you’re unsatisfied with your current manager or your committee is seeking a fresh approach, understanding the transition process is essential. From initiating discussions at an AGM or EGM to negotiating a new management agreement, there are critical steps to follow to ensure the change is seamless and compliant with strata laws.

No matter the size of your strata scheme — be it a boutique block, large residential community, or mixed-use development — ensuring your strata manager is capable, responsive, and aligned with your needs is key to protecting your property’s value and fostering a happier, more connected community.

Understanding the Role of a Strata Manager

Core Responsibilities

At its core, a strata manager plays a vital role in ensuring the effective operation of your strata scheme or body corporate. Their responsibilities cover a wide range of tasks, including administrative duties like organising and coordinating AGMs and EGMs, preparing comprehensive agendas and detailed minutes, and maintaining accurate records of lot owners and tenants.

In addition to this, they manage financial matters, from budget preparation and levy collection to managing trust accounts and delivering clear, transparent financial reports.

Another critical area is insurance management, where the strata manager works to arrange appropriate coverage for your building and facilitates claims on behalf of the owners corporation when needed.

They’re also key players in dispute resolution, stepping in to mediate conflicts between owners or between owners and the corporation. Beyond that, they liaise with contractors to coordinate maintenance and repair works, ensuring the ongoing care and upkeep of your property. Their role also extends to advising the strata committee on compliance with strata laws and helping with building-related decisions, whether it’s routine admin, bigger capital works, or navigating community and company title complexities.

Expectations vs. Reality

Strata owners and committees often look to a strata manager to be both proactive and highly responsive. While that’s certainly the goal, it’s also important to understand that the outcome depends on the management company and the terms of their agreement.

A good strata manager will provide clear advice, help the committee make informed decisions, and stay on top of day-to-day operations. But they’re not a silver bullet — many decisions still require committee approval or a vote from the owners.

It’s worth noting that strata managers don’t hold unilateral decision-making power over significant issues like setting levy contributions or amending by-laws; these require resolutions passed by the owners corporation. Their role is to streamline communication, provide expert advice, and uphold compliance.

Understanding these boundaries can help set realistic expectations. And when service isn’t living up to those expectations, or your building needs a more hands-on, experienced approach, it might be time to consider a change.

Why Change Your Strata Manager?

Identifying Issues with Current Management

At some point, many owners’ corporations or committees recognise that their current strata manager isn’t meeting expectations. Common indicators include poor communication, slow response times, or key responsibilities being neglected, such as meetings not held on time, repairs left unattended, or financial reporting and compliance obligations being overlooked. Problems like weak rule enforcement, subpar maintenance planning, or reliance on unreliable trades are also red flags.

Sometimes it’s not one big issue, just a sense that things could be running more smoothly, with better support for your committee and community.

Assessing the Impact of Poor Management

When strata management falls short, the consequences can ripple through every part of your building. Poor financial oversight can lead to unresolved arrears, unexpected expenses, or disputes over supplier contracts.

Neglected maintenance can result in safety issues and declining property value. And ineffective communication breaks down trust between owners, committees and your manager, leaving people frustrated and disconnected.

A good strata manager should make life easier, not harder. If yours is adding stress instead of reducing it, a change might be the reset your building needs.

Steps to Changing Your Strata Manager

Decision-Making Process

Changing your strata manager starts with a collective decision by the owners corporation or strata committee. This usually happens through a motion presented at your next Annual General Meeting (AGM) or an Extraordinary General Meeting (EGM) if sooner action is needed.

The motion should clearly outline the intent to terminate the current agreement and appoint a new strata manager. A majority vote is required. Before proceeding, it’s important to review the conditions of your current agreement, including any notice periods or exit terms.

Once the decision is made, formal notice must be given to the current manager to initiate the transition.

Searching for and Vetting New Managers

After deciding to make a change, the next step is to find a new manager who is a better fit. This means comparing fees and services, but also asking the right questions about communication, local experience, and support structures.

At Jamesons, we welcome those conversations. We’re happy to walk you through what’s included, how we work, and how we’d support your committee through the changeover.

Transitioning Smoothly

A smooth handover isn’t just about ticking boxes — it’s about protecting your records, your finances, and your community. At Jamesons, we oversee every part of the transition so nothing falls through the cracks.

Once a new manager is appointed, a formal handover date is set. This includes transferring all records, financials, contracts, and communications to the incoming manager.

Your new strata manager typically oversees the handover process, prepares a status report, and ensures all lot owners are notified of the change, including who to contact and how.

Conclusion

Strata managers should make life easier, not harder. If your current provider isn’t helping your committee thrive, it may be time for a change.

With the right guidance, switching managers doesn’t need to be stressful — and with Jamesons, it can be refreshingly simple. From the first call to the final handover, we’re here to make sure your building stays protected, supported, and left in a better place.

Ready to start fresh? Let’s talk about what’s not working and how we can help.