A body corporate manager in a strata scheme will look after your building professionally and expertly, thus relieving owners of the burden of doing so. Their job is to manage the entire apartment building and facilities on behalf of all the individual owners. Here are ten things you may not know about the role of a body corporate manager in your strata scheme.
They don’t run the show
It might surprise you to know that the body corporate manager isn’t actually “in charge”. They can’t make any decisions without the prior approval of the body corporate committee; rather, they can only carry out the work delegated by the committee who have made the decisions. When it comes to committee decisions, the body corporate manager can’t even vote on any decision made by the committee, even though they are automatically a member of the committee. They really have no say or role to play in making decisions affecting the scheme – they can only see that they are carried out.
They work for you
In actuality, the body corporate manager works for the body corporate; you can think of them rather like an employee or personal assistant rather than a manager, who helps the committee to run the building and compete approved tasks.
They will handle conflict resolution
Conflict resolution is not a favourite task for many people – and understandably so, as it can be fraught with tension and difficulties. It takes expert skills to manage people effectively and ensure positive outcomes for everyone.
The body corporate manager should be an expert in managing community issues, and will be able to ensure harmonious living within the scheme by acting as a problem-solver, peacemaker and mediator. Disputes and conflict are inevitable in a strata building, with a diverse group of people trying to live in close proximity and share facilities. A body corporate manager will ensure that owners don’t need to get involved in trying to manage disputes among their peers, and can act as a neutral and objective party in any dispute. They will effectively be able to manage any disputes that arise, and help to maintain good relationships between different parties.
They will stay abreast of current legislation to ensure your building is compliant
Body corporate regulations and legislation are complex and specialised, even if you’ve been working in the field for some time. And you can expose your building to considerable legal and financial risk if you get it wrong. A good body corporate manager will have expert knowledge of all the different requirements, laws and regulations that apply to your scheme, and will be able to ensure compliance at all times.
They will prepare the budget
Budgeting and financial tasks are well within the realm of the body corporate manager’s role, and they will also manage administrative and sinking funds, manage tax returns and audits, keep records, make payments and issue and collect levies. In short, if the task is financial, they’ll get it done.
They will deal with emergency repairs
Something goes wrong in your building, and the strata manager will be on it. You don’t have to stress about dealing with emergencies or accidents – all you have to do is call your body corporate manager and leave the problem with them. They will deal with all aspects of emergency repair jobs, and will ensure that everything meets requirements and is compliant.
They will chair and manage meetings
All the administrative tasks of chairing and conducting meetings, as well as preparing agendas and minutes, will be carried out by the body corporate manager.
They can’t deal with by-law breaches or enforce strata by-laws
Again, people often think that the body corporate manager is in charge, and will act as the “strata police” to deal with by-law breaches. This is not actually the case, as the body corporate manager is not authorised to enforce the by-laws. This task is the job of the body corporate committee – and unfortunately, it’s one they have to carry out themselves. There are many tasks the committee can delegate to the body corporate manager – but this is not one of them. The committee will always need to deal with any kind of by-law breach or by-law enforcement task.
They can help you plan for the future
Future planning is also within the realm of a body corporate manager’s role. They will draw upon their experience and knowledge to offer suggestions and advice that will enhance the way the building is managed in the future, and will assist the committee to make good decisions for the future.
They have to follow a code of conduct
In carrying out all these tasks, the body corporate manager is obliged to comply with the code of conduct for body corporate managers and caretaking service contractors. They must act honestly, fairly and professionally and in the best interests of the body corporate, as long as it is lawful to do so. They must have a good understanding of the Body Corporate and Community Management Act, and keep records as required. As well, they can’t be fraudulent or misleading, or unfairly influence the outcome of a committee election. In short, they must act professionally in performing their job, and always ensure the highest standards of conduct and behaviour.
Surprised by all the tasks a body corporate manager can do for you? Find out more by getting in contact with the leaders in strata management in Queensland here: https://www.capitolbca.com.au/contact-us/
