How a simple solution resolved a litany of issues

The power of a Building Management Committee

When a prominent Sydney CBD high-rise was experiencing a range of challenges, all it took was a simple solution. Learn more about how BMAUS identified and resolved the problems.

Managing a mixed-use tower with a large number of owner occupiers and residents can often present its own unique challenges. So, when World Tower Low Rise, a prominent and thriving Sydney CBD high-rise, began experiencing a variety of issue, including cost blow-outs in its facilities management, improper allocation of costs, a lack of budgeting for capital works, and overcrowding issues, BMAUS knew a simple but powerful solution was needed to resolve the issues: the creation of a Building Management Committee (BMC).

The BMC exists to regulate or manage the shared facilities and the shared costs of those facilities. They are established through the building’s Strata Management Statement (SMS), which provides regulations on the establishment of the committee and its duties, as well as guidelines for dispute management and fair and proper allocation of shared costs of facilities to lot owners. That’s why BMAUS knew a BMC was crucial for World Tower Low Rise.

“With almost 30 years’ experience managing multi-use high-rise buildings, we identify issues quickly and can recommend effective resolutions,” explains BMAUS’ Andrew Veron. “When we discovered the issues the World Tower Low Rise was experiencing, we recommended the creation of a BMC to the strata manager, who would act as a committee member. BMCs are vital for helping maintain cost-efficient buildings and giving owners and residents peace of mind.”

Andrew Veron

Veron describes World Tower Low Rise as a “complex building”.

“It comprises private residential apartments, the hotel-style Meriton Suites, and office and retail spread over 84 floors. Being able to understand the complexities requires a higher level of administrative processes, and building knowledge is vital,” says Veron.

Given the complex nature of the building and the BMC’s focus on shared facilities, it was decided that BMAUS’ General Manager Ben Mees was the best person to attend BMC meetings as a representative for the strata management.

“Each committee member represents a different part of World Tower: BMAUS represents the Low Rise, a resident represents the Mid Rise, and Meriton represents their serviced apartments. Ben is highly suitable for the role of representative as he’s aware that each of the stratum – residential, retail and commercial – use the shared facilities and common areas differently and have different facilities and associated costs,” explains Veron.

Before each meeting, Mees consults with World Tower’s building manager and receptionist to gain current information on the facilities and common areas. “The team’s thorough knowledge of the building’s facilities and their condition, running costs and end-of-life proves vital in BMC meetings, as it assists the committee members with discussing and passing decisions on the management of shared facilities, including budget forecasting and planning, repairs and upgrades scheduling, and fair sharing of costs associated with these facilities,” Mees says. “Having a BMC has made an enormous difference to the effective running of the building.”

Ben Mees
General Manager

World Tower Low Rise isn’t the only building BMAUS has suggested a BMC for. It also identified the need for a BMC in another building it manages – VSQ1 in Zetland.

“It’s important to think outside the square and develop solutions to fit the unique requirements of the building, owners corporation and the owners and residents,” says Veron.

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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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