What Does a Building Manager (Caretaker) Do in a Gold Coast Strata Scheme?

Many strata schemes on the Gold Coast, particularly apartment complexes and larger residential developments, have a building manager or caretaker on site. Here is what they do, why schemes have them, and how their role relates to the body corporate.

What is a building manager or caretaker?

A building manager (sometimes called a resident manager or caretaker) is a person or company contracted by the body corporate to perform certain duties in relation to the scheme. They typically live on site or are based at the property.

Their role is distinct from the strata manager. The strata manager handles the administration, finances, and governance of the scheme. The building manager handles the more hands-on, day-to-day operational and maintenance tasks.

What does a building manager do?

Duties vary between schemes and are set out in the caretaking agreement, but commonly include maintaining the cleanliness and presentation of common areas, performing minor repairs and maintenance, managing trade access for contractors, overseeing the appearance and upkeep of the grounds, and in some cases managing a letting pool of investment properties within the scheme.

Why do schemes have building managers?

For larger schemes, having someone on site with day-to-day responsibility for the property provides a visible point of contact for residents and ensures that small issues are dealt with promptly before they become bigger problems. It can also reduce the cost of engaging external contractors for routine tasks.

In schemes with a significant proportion of investment properties, the building manager often provides a letting and property management service to investors, generating income that can offset their caretaking fees.

How much does a building manager get paid?

The remuneration for a building manager is set out in their agreement with the body corporate and varies significantly based on the size and complexity of the scheme, the scope of their duties, and whether they also operate a letting business. Remuneration can include a salary or fee component, the right to occupy a lot on the property, or a combination of both.

What if the committee is unhappy with the building manager’s performance?

Building managers have contractual rights and the body corporate must follow proper processes when addressing performance issues. This typically involves issuing a formal notice of breach, allowing time for remediation, and following the procedures set out in the agreement and under the BCCMA. Acting without proper process can expose the body corporate to legal risk.

Who tells the building manager what to do?

The building manager takes direction from the body corporate, acting through the committee and strata manager. Day-to-day instructions are usually handled by the strata manager, while the committee provides oversight of the overall relationship.

If your scheme has a building manager and you need support managing that relationship effectively, contact Holmac Strata.