Asset Registers are much more than simply ‘laundry’ lists of fixed assets
Asset Registers are active documents that ‘work’ to improve buildings, reduce costs and make reporting easier and less stressful
Ben Mees
BMAUS General Manager

Why Asset Registers benefit building residents and strata managers

At BMAUS, Asset Registers are much more than simply ‘laundry’ lists of fixed assets: well-maintained registers can help improve a building’s operational efficiency, reduce costs, preserve its value, and improve the comfort, safety and security of residents.

“Our Building Managers not only ensure their registers are kept accurate and current, but know how to use the information to enhance their building and benefit its owners and strata managers. Put simply, they treat Asset Registers as active documents that ‘work’ to improve their building, reduce costs and make reporting easier and less stressful. Too often registers are poorly maintained and not used beyond their basic purpose,” says Building Management Australia (BMAUS) General Manager Ben Mees.

The basic purpose of Asset Registers
An Asset Register’s purpose is to record information on all the building’s assets, which typically include the HVAC, lighting, fire, security, garden irrigation systems, water pumps, diesel generators, pool and spa heating and maintenance systems, and gym equipment.

Building Asset Registers usually feature the following information of each piece of equipment:
• Name and description including function and capacity
• Purchase date and price
• Installation date and location
• Serial/model, tracking or ID number
• Manufacturer and supplier
• Current age and condition
• Depreciation and current value
• Estimated useful life
• Performance changes/issues
• Preventative maintenance performed plus dates and costs
• Repairs performed, dates and costs
• Estimated replacement cost
• Replacement date and amount

Why it’s crucial Asset Register information is accurate and current
Asset Registers with inaccurate, outdated and omitted equipment information can impede preventative maintenance scheduling, increase the incidence of costly repairs, breakdowns and replacements, making sourcing parts and specialist contractors more difficult, and make budget setting, EOFY tax reporting and owner corporation and strata manager reporting and meetings more challenging and stressful.

“With information on the condition, performance and status of each fixed asset, an accurate and up to date Asset Register helps our Building Managers maintain an efficient, cost-effective building and gives everyone at strata meetings the right information to make decisions and projections for equipment replacement and budgeting,” explains Mees.

“Our Building Managers maintain their building’s Asset Register electronically and store them on ‘the cloud’. This not only enhances security, but makes it quick and easy for approved parties such as owners corporation representatives, strata managers and financial advisers to access them.”

Why regular audits are vital
In addition to regularly checking their building’s equipment, our Building Managers schedule regular equipment audits by specialist contractors.

“Audits update the Asset Register’s information on a building’s equipment. Our Building Managers take on board any amendments made by the auditor when planning preventative maintenance and planning for end-of-life replacement. Basically, audits help our Building Managers head potential problems off at the pass,” says Mees.

Maintenance schedules
In addition to maintaining accurate and up-to-date information on their building’s equipment, our Building Managers also link their building’s Asset Register to its Maintenance Schedule.

Linking these two documents with each piece of equipment’s age, condition, performance, supplier, estimated end of life date, and service and repair history, they reduce costs and improve residents’ comfort, safety and convenience by:

• more accurately scheduling preventative maintenance which improves efficiency and reliability and reduces the incidence poor performance and costly breakdowns

• providing a better understanding of future equipment service and replacement costs which facilitates budget planning

• alerting Owners Corporations and strata managers to equipment that is nearing its end of life, which gives them adequate time to source replacements and negotiate favourable prices. “Replacing a piece of equipment when it suddenly breaks down is costly as there isn’t time to broker a good price and installation is performed at ‘emergency’ rates, as the contractor is hired on short notice,” says Mees.

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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