What Does a Body Corporate Manager Actually Do?
If you are on a body corporate committee or considering changing your strata management provider, you may be wondering what a body corporate manager actually does and what good management looks like. Here is a straightforward answer.
The role of a body corporate manager
A body corporate manager (also called a strata manager) is engaged by the body corporate to handle the administration and day-to-day management of the scheme. They work for the body corporate as a whole, not for any individual lot owner or committee member.
Under Queensland’s BCCMA, a body corporate can delegate a wide range of functions to a body corporate manager. In practice, most schemes delegate the majority of their administrative functions to save time and ensure compliance with complex legislation.
What does a body corporate manager handle?
The scope of work varies between agreements, but typically includes financial management (levies, budgets, accounts, and fund administration), insurance coordination, maintenance of common property, committee support and governance, general meeting management (AGMs and EGMs), by-law advice and enforcement, record keeping, and acting as the primary point of contact for lot owners.
A good body corporate manager does not just process paperwork. They provide informed guidance to the committee, flag issues before they become problems, and help the scheme operate in a way that protects the interests of all lot owners.
What should you look for in a body corporate manager?
Relevant accreditation matters. In Queensland, body corporate managers can be accredited through the Strata Community Association (SCA). Accreditation indicates that the manager has met defined competency and professional standards.
Beyond accreditation, responsiveness, transparency, and genuine knowledge of the BCCMA are the qualities that make the biggest practical difference. Large management companies often spread their managers across many schemes, which can compromise the attention each scheme receives. A boutique provider focused on a specific region tends to know their schemes well and respond faster.
Is my body corporate manager working for me?
The body corporate manager is appointed by and accountable to the body corporate. They are there to serve the interests of the scheme, which means all lot owners, not just the committee. If you feel your scheme’s management is falling short, it is worth reviewing your management agreement and understanding what your options are.
Holmac Strata on the Gold Coast
Holmac Strata is a boutique body corporate management company based in Southport, founded by Andrew Baker, an accredited body corporate specialist. We manage schemes across the Gold Coast including Surfers Paradise, Broadbeach, Robina, and Palm Beach. If you are looking for hands-on, responsive management, get in touch.