Building Manager vs Strata Manager vs Property Manager: What’s the difference?

They all play key roles in strata-title buildings but who does what exactly? Each one plays a vital but different role in community living and working. To help explain the differences, we provide an overview below:

What is a Building Manager?

The Building Manager is not a Strata Manager and does not have the power of enforcement. Their role is very much to be the face of the building, the onsite contact and facilitator who services the residents and trades attending the buildings. They can be viewed as the ‘lubricant that keeps the building flowing’.

A Building Manager can be appointed by the developer, Strata Manager or Owners Corporation. Their role is to manage and maintain the building and its common property. The role of a Building Manager includes (but is not limited to):

  • Organising, coordinating and overseeing trades, cleaners and, where operating, concierge and valet services
  • Monitoring trades attendance and invoicing
  • Inducting site trades attending on access and areas security and building protocols
  • Ensuring contractors attending onsite have the appropriate access and are aware of any building issues, such as asbestos etc, that could impact health and safety
  • Monitoring deliveries
  • Monitoring and supervising building expenditure as approved in the strata budget. This involves the monitoring of attendance of works for the care of all the shared or common areas and facilities including entry lobbies , lifts, hallways, stairwells, carparks, gardens, tennis courts, gyms, pools, sauna, spas, as well as electrical, plumbing, communication, fire safety and security systems
  • Ensuring building compliance and safety is maintained and managing certifications including lifts, swimming pools, fire systems, and roof anchor points
  • Being on-site contacts for owners, tenants and contractors
  • Alerting the Strata Manager and the Owners Corporation of all building issues, owner’s requests, and maintenance and repair requirements and, as they know their building and the needs of its tenants well, can recommend improvements and new systems
  • Monitoring and advising on bylaw compliance; noting and reporting bylaw breaches so the Strata Committee can determine if action is needed
  • Arranging and monitoring move-in / move-out protocols (including ensuring lift curtains are installed), and keeping and retaining records
  • Monitoring internal trades and apartment renovations (including ensuring garbage is removed and firestairs remain free and open)
  • Arranging security passes and fobs
  • Conducting a capital works fund assessment, and providing cost-effective and sustainable solutions, including maintaining an asset register

What is a Strata Manager?

The strata manager carries out the statutory responsibilities for the administration of the strata plan

A Strata Manager is responsible for the administration of a building’s Owners Corporation – previously known as a Body Corporate – which is the legal entity responsible for managing and maintaining the common property of a strata-titled building. These are areas of the building that are shared among the owners – e.g. pool facilities, gyms, the foyer, hallways and communal gardens.

The Strata Manager is instructed by the Owners Committee and their role encompasses legal compliance, building maintenance and financial administration. This involves:

  • conducting strata meetings and generating and distributing notices, agendas and minutes
  • maintaining financial accounts
  • collecting and banking levies
  • paying invoices
  • organising maintenance and repairs
  • handling insurance
  • maintaining the Owners Corporation register
  • bringing complaints and issues between residents to the attention of the owners committee

Strata Managers only liaise with property owners – not tenants – and Building Managers.

What is a Property Manager?

Put simply, a Property Manager is the ‘middleperson’ between the landlord and the tenant. They usually work in real estate agencies or specialist property management agencies. Their role is focused on finding, vetting, selecting and managing tenants, arranging maintenance on the inside of the property, and collecting rent. Property Managers only manage and maintain the interior of a property, not the common areas, which are the responsibility of the Strata Manager and Building Manager. A Strata Manager’s role includes:

  • undertaking property inspections
  • managing move-outs, bond evaluations and evictions
  • managing the set-up, collection and adjustment of the rent
  • organising and coordinating repairs within the property
  • managing repair payments, insurance claims etc on behalf of the landlord

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Building Managers provide a variety of services that help create a more convenient, efficient and cost-effective building. Strata buildings that have numerous lots – residential, commercial, retail – have an increased amount of traffic and activities which require a professional building manager to oversee and mitigate.

The costs of employing a single building manager can be significantly smaller than contracting individual roles simultaneously. Additionally, the costs of maintaining a building are additionally less than repairing problems. Having a service that helps preserve and enhance your most valuable asset is a smart investment.

Building Managers organise, control and delegate the strategic and operational management of a building. They are based on-site with a dedicated office from where they manage contractors and suppliers carrying out maintenance and upgrades and provide services such as security, cleaning, and property maintenance. Building Managers can issue keys, accept parcels and manage the adherence of the occupants to the registered by-laws.

Bmaus can assist the owners’ corporation with:
– The management of common property
– Controlling the use of common property by tradespersons and other non-residents
– The maintenance and repair of common property
– Duties such as concierge, security and cleaning

Building Managers usually manage strata buildings greater than 70 lots, however, they can manage smaller strata on a part-time basis at the Strata Committee’s discretion.

Strata Managers take direction from a building’s strata committee and their role involves duties similar to those of a banker, administrator and lawyer. Strata Managers manage the funds of the building’s owners, issue levy notices, pay contractors, and ensure the owners are complying with strata laws.

Building Managers are appointed by members of a Strata Committee. They are appointed at an AGM or EGM and are administered by the Strata Committee via a Strata Agent.

The Strata Committee of the owners corporation represents owners or owners’ nominees. It is responsible for the day-to-day running of the strata scheme and is elected at each annual general meeting (AGM). The owners corporation decides the number of strata committee members for the coming year at each AGM. An owners corporation may also employ a Strata Managing Agent and/or Building Manager to carry out some, or all, of the responsibilities of the strata committee.

Bmaus can provide a full-time or part-time Building Manager. Your building’s size, amenities and management requirements, as well as your budget, largely determine whether you require a full-time or part-time Building Manager.
Bmaus’s building management contracts are for a minimum of two years.

We create a tailored quote by discussing your tenant’s requirements and by conducting an on-site scope of work to assess your building’s maintenance and management requirements such as security, cleaning, coordinating/overseeing repairs and renovations, provision of valet parking, concierge, and/or mail/parcel management, and facilities maintenance such as gardening and maintenance of amenities such as gyms and/or swimming pools.

Yes, our Building Managers are experienced in managing buildings that have a mix of residential and commercial lots. Each of our managers has a strong understanding of the different tenant and operational requirements of mixed-use buildings.
Yes. All building management contracts can be redetermined as needed. Changes quite often occur in the first year of management as the building’s requirements become more fully known.
Ultimately, our Building Managers report to the strata committee, usually via the Strata Manager. Bmaus provides a comprehensive and thorough report on the building’s activities, which is issued either monthly, quarterly or biannually depending on the Strata Committee’s needs. In addition to the reports and the Building Managers, we also have a relationship manager and general manager who are always on-hand to provide support.
Bmaus has managers who work on the weekends, and some buildings have split shifts with two managers performing a total of 12 hours of onsite management. As always, we adapt services to meet the needs of the building and our clients.

Bmaus has managers who operate as full-time managers, part-time managers and, in some instances, a combination of remote and onsite managers. As with all our services, we tailor the manager’s hours to meet the needs of your building.

Bmaus employs several ‘floating’ / ‘relief’ Building Managers who are acquainted with your building and its operation and maintenance requirements. This ensures a continuity of quality service during times of leave.

Taking Building Management to a new level

Professionalism is key

Bmaus is an integrated building and facilities management company that has evolved to meet the needs of today’s strata buildings.

Most importantly, we understand we are a services company entrusted with the care and comfort of your homes.

With this in mind, we offer highly professional Building Managers with the necessary skills and aptitudes to meet the needs of your strata, from the simplest to the most complex.
Bmaus is the solution you’ve been looking for.

Our team members have strong expertise and experience in the following:

• Compilation of building defects
• Control of key and access systems
• Management and audit of security operations
• Supervision of communications systems
• Operation of concierge and reception service
• Reporting and advising the owners corporation of all building issues
• Supervision of contractors
• Control of furniture and goods entry and exit
• Enforcement of by-laws and rules relating to the property
• Attending owners corporation and other relevant meetings

To find out more about our services and how we can improve your building’s management, please contact us on 02 8356 7127 or email

We look forward to being an integral part of your building’s success!

Level 1, 23-25 Bay Street
Double Bay, NSW 2028.

02 8356 7127

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