Moving into / out of strata buildings: how BMAUS helps ‘keep the peace’

Moving in and out of an apartment is a different experience to a house. There are shared lobbies, lifts, stairwells, hallways, underground car parks and multiple access points to navigate, and other residents to negotiate. And those ‘moving day’ stories, like lift doors opening with no-one inside except for boxes stacked to the ceiling and hallways turned into obstacle courses of furniture, can make anyone a little nervous about an upcoming move.

All BMAUS building managers follow an effective, tried-and-tested protocol that’s been agreed on by their building’s Strata Committee and Strata Manager and is designed to make the process smoother for residents, those moving, and their removalists. Maintaining the peace is crucial.

“Our building managers know exactly how to facilitate moving in and out,” says Ben Mees, BMAUS General Manager. “You have to think of others, and it’s vital to establish the protocols that keep the peace on moving day and beyond. When a move goes without incident and doesn’t inconvenience residents, everyone is happier. When the building’s property is damaged or common areas blocked for extended periods, it causes issues and can be an added expense.”

4 ways our building managers help make every move smoother:

1. Making a booking
Our building managers ask residents to provide notification of their move prior to moving day. NSW Strata Law states that a 14-day notice period is required for any move-ins.

Locking in a moving slot ensures the date and time doesn’t coincide with repairs or maintenance to lifts and common areas, or with other residents’ moves. “This way, crowding in hallways and parking areas, and long waits for lifts are avoided and ensures a smooth process,” says Mees.

With the moving slot locked in, all residents are then notified so they can plan accordingly. In addition, our building managers record details of the move, including owner/tenant names and apartment number, contact information, removal company name and, if renting, a copy of the lease. “This only takes a few minutes but can save considerable time and money on the day of the move and no prior damage can be attributed to their move,” says Mees.

They also advise best parking areas for the removalist truck(s), and provide the underground car park’s maximum height restriction.

2. Safety and Security First
The safety of residents, visitors and contractors is crucial and our building managers have clear responsibilities to ensure this. Their role includes:

• Checking the removalist company’s public liability insurance certificate of currency.
• Providing access to the carpark and the building for the removalists and providing specific parking for trucks.
• Outlining the dedicated lift and hallways to use during the move.
• Providing lift keys, which hold the doors open so the lift can be loaded at the removalists’ own pace.
• Providing lift blankets to cover the walls of the lift when furniture is being moved up or down.
• Ensuring protective materials are used to protect floors.

Our building managers monitor every move, ensuring removalists keep to the dedicated routes, don’t block passageways, take care with large pieces of furniture and whitegoods, and don’t leave unattended items in thoroughfares and lifts that can pose a tripping or obstruction risk.

3. Maintaining ‘house rules’
Every strata scheme has a set of default rules that cover things like reasonable noise limits, not using the property in hazardous or illegal ways, and not making unauthorised changes to the unit. There are also ‘house rules’ that are specific to the development. Our building managers ensure that residents abide by these house rules. And that includes the protocols relating to moving in and out.

4. Leaving nothing behind
BMAUS building managers also ensure those moving in or out don’t leave old, broken or simply unwanted property in the building’s common areas. If an item is left, they promptly organise its removal, at the tenant’s or owner’s cost.

BMAUS Proposal Request

Please fill in the details as follows;

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

General Enquiries: