Andrew Veron
Building Management Australia
Computer literacy is a vital skill for a Building Manager, as operating systems are now fundamental.
Building Management Australia manages a range of residential, commercial and mixed-use buildings around Sydney

What are the key attributes needed for a Building Manager?

The role of a Building Manager has always been a hard job description to define. I read once that it combines the same skill sets as a hotel manager and, say, a ship’s engineer.

The difficulty in defining a Building Manager is due to the varying size, needs, and types of strata schemes, and the varying skill-sets required to manage them. From our years of experience and industry knowledge, the following qualities are non-negotiable for the successful ‘onsite’ Building Manager.

Key qualities of a Building Manager:

1. Strong command of English in both written and verbal forms
The Building Manager needs to be able to communicate with and understand all key stakeholders.

2. Computer literacy / IT skills
Operating systems are now essential in day-to-day operation. Buildings’ record-keeping and recording is an essential part of the role.

3. Intimate knowledge of the building
It’s vital to have a strong grasp of the building’s technical complexities and its infrastructure.

4. Administrative skills
The Building Manager has control of the incident reports, residents register, insurance notices, security audits, contractor logs, OHS & briefings, move-in/move-outs, contractor audits and supervision etc.

5. They work well with others
A Building Manager will be working, at a minimum, with a Strata Agent and Executive Committee, and now, quite often, a concierge, cleaners, and other stakeholders.

6. The ability to work well with contractors
It’s important to understand what tradies do and how they work, and then balance that with the way the building’s residents go about their day-to-day lives.

7. People skills
No one likes a grumpy Building Manager. It is often during times of stress that occupants require personal assistance. The temperament of the building manager quite often establishes the tone of the building – and it’s important that they can communicate with different stakeholders.

8. A servant of many masters
Building Managers encounter scenarios of conflicting requests and instructions. Instructions will be received from the Strata Committee, individual lot owners, tenants, Strata Managers, and also government services and councils. State regulations and the buildings by-laws will also dictate available courses of action. A Building Manager that has both the experience and a strong support network provided within their company will successfully navigate these situations, finding outcomes that satisfy all parties.

It’s also paramount that Building Managers are good forward planners and problem solvers – and they need to be able to keep cool under pressure.

The company behind the Building Manager

In addition to the onsite Building Managers’ qualities, it’s important that when Executive Committees are assessing submissions, they appreciate not just the fee, but also the organisation behind the manager. Take into consideration the experience of the company, and also how committed they are in supporting their manager. Some key questions to consider:
– What additional support is available?
– Is there a Relationship Manager or Operations manager?
– Will the company respond to our feedback and are they malleable?
– Is the Building Manager independent? Or an associate of the developer and Strata?

It needs to be noted that no Building Manager operates in isolation, and thus strong management support is crucial – despite the semi-autonomous nature of the role. The support could be in the form of holiday or sick relief, major works or advice on contractors, contracts and system services, training and industry updates. Building Managers need to be able to draw on these supports.

In the past, the common perception was that Building Management is not “rocket science” and that anybody can do it. Thankfully, that view has changed significantly over the years. Today, there are far more professionals operating in the area of Building Management than ever before. Strata schemes and their budgets in recent years have become larger and infinitely more complicated. The correct Building Manager selection is essential for the amenity and lifestyle of all owners.

Building Managers are not a cost but rather a vital investment.

Andrew Veron
Building Management Australia

BMAUS Proposal Request

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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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