Managing a large strata scheme is no small job. With dozens or even hundreds of lots, the day-to-day responsibilities can quickly overwhelm volunteer committees. That’s where a building manager—sometimes called a caretaker—can make all the difference.

What Does a Building Manager Do?

Appointed by the owners corporation at the Annual General Meeting, a building manager is a full-time, paid role. They may live on-site (which is handy for emergencies), but it isn’t required.

According to NSW Fair Trading, a building manager’s duties may include:

• Managing and maintaining common property
• Coordinating tradespeople and non-residents who need access
• Organising repairs and reporting issues
• Providing services such as concierge, security, and cleaning

While they don’t have the authority to enforce by-laws, they can refer breaches to the strata manager for action.

How They Work With Strata Managers and Committees

A good building manager is the eyes and ears of the property. When they identify a maintenance issue, they notify the strata manager, who works with the committee to approve funding. Once approved, the building manager coordinates contractors to ensure the job is done properly.

This makes strong relationships with both the strata managing agent and the strata committee essential. The best managers also communicate well with tradespeople, tenants, and owners—keeping the community running smoothly.

Why Building Managers Add Value

For larger buildings, a building manager can:

• Spot problems early, before they become costly
• Provide continuity and detailed knowledge of the property
• Reduce the workload on volunteer committees
• Improve safety, maintenance, and resident satisfaction

Think of the role as a long-term investment. A committed building manager delivers exceptional service while gaining job security from the stability of the role.

When Things Go Wrong

Disputes can sometimes arise between a building manager and the owners corporation. In NSW, the matter can be taken to the NSW Civil and Administrative Tribunal (NCAT), which has the power to:

• Terminate the agreement if it is harsh or unfair
• End the contract for poor performance
• Dismiss cases if the manager has acted appropriately

Managers are also required to disclose any conflicts of interest. Failure to do so is grounds for termination.

Final Word

For large strata schemes, a building manager isn’t a luxury—it’s often a necessity. They keep the property functional, well-maintained, and safe, while giving owners peace of mind.