What is the difference between a building manager and a strata manager?
A strata manager handles the administration and finances of the strata scheme. A building manager handles the physical running of the building, usually on site.
| Strata manager | Building manager | |
|---|---|---|
| Main focus | Administration, finances and compliance with strata law | Day-to-day operations of the building |
| Where they work | Usually from an office, across several schemes | On site or close to it |
| Money | Levies, the funds, paying invoices | Raising quotes and work orders within limits |
| Meetings | Organises AGMs and committee meetings, keeps records | Reports on building matters when asked |
| Maintenance | Approves spend within delegated limits | Logs issues, books contractors, oversees the work |
| Residents | Owner records and correspondence | Day-to-day requests, notices and amenities |
Exact duties depend on each manager's agreement with the body corporate and the laws in your state.
How do the two roles work together?
The strata manager decides and pays, the building manager organises and does, and the committee sets direction for both.
A typical repair shows the split. A resident reports a fault, and the building manager logs it, inspects it and gets quotes. If the cost is within the agreed limit, the strata manager approves it, otherwise it goes to the committee. The building manager books the contractor and oversees the work, and the strata manager pays the invoice.
Things go wrong when the two are working from different records: the building manager's spreadsheet says one thing, the strata manager's inbox says another.
Does every building need both?
No. Smaller schemes often have only a strata manager. Larger buildings, with lifts, plant, pools and many residents, usually add a building manager.
Some schemes self-manage, with the committee doing much of the administration. Whatever the setup, the work still has to be done and recorded. For what building managers need from their software, see our page on building manager software. For the difference between the strata and body corporate terms themselves, read our guide to strata management vs body corporate.
How does MYBOS help both roles?
Both work from the same record, each with access suited to their role.
For building managers
Work orders, the maintenance schedule, contractors, assets, parcels, keys and resident communication, on the web and in the mobile app.
For strata managers
Approvals, documents, by-laws, reports and oversight of several schemes from one dashboard, with audit trails on every job.