The decision to change your Owners Corporation Manager is a significant strategic action for any strata scheme. Unlike routine service changes, this process directly impacts the financial governance, maintenance efficacy, and long-term asset value of a property. A well-executed transition can reinvigorate a scheme's operations, while a mismanaged one can lead to disruption and risk.
This article details what you should know before making the change: from understanding how Owners Corporation management works to recognising red flags, weighing costs, and navigating the actual process of transition.
Understanding Owners Corporation (Body Corporate/Strata) Management
The terms Body Corporate Manager, Strata Manager, and Owners Corporation Manager are functionally synonymous across Australian jurisdictions, referring to the licenced professional entity engaged to administer the strata scheme. This role is operational and advisory, executing the directives of the elected committee and the owners’ corporation as a whole. Core responsibilities encompass financial administration (levy collection, fund management, budgeting), facilitating meetings, arranging maintenance, and ensuring adherence to all relevant state-based legislation and schemes, a function best described as property management compliance. The manager acts as the central administrative hub, ensuring the scheme functions within its legal and financial frameworks.
Signs It May Be Time to Change Your Owners’ Corporation Manager
So how do you know when it’s time to consider a switch? Rarely does one single incident tip the scales. It’s usually a collection of small frustrations building up over time.
- Poor communication – If emails go unanswered for weeks or phone calls are constantly deflected, it signals a breakdown. Owners shouldn’t have to chase for basic information.
- Lack of transparency – When financial reports arrive late or are difficult to interpret, trust erodes quickly.
- Compliance risks – Property management compliance isn’t optional. If your strata manager misses key deadlines for insurance renewals, safety checks, or regulatory lodgements, it can expose the entire building to liability.
- Unclear or rising costs – Sometimes the cost of a body corporate manager creeps up year after year, but service doesn’t improve. Worse, hidden fees can make budgeting unpredictable.
- General dissatisfaction – Maybe everything looks fine on paper, but owners feel unheard, meetings feel rushed, or concerns get brushed aside.
Every manager will have an off day, but if these issues become patterns, it’s a red flag.
Key Considerations Before Making the Change
A few points worth thinking through:
- Service vs. cost – A cheaper manager might save money upfront, but leave gaps in compliance or communication. Paying a little more for reliability can save headaches in the long run.
- Experience with your type of property – A strata manager who handles small townhouse complexes may not be the best fit for a high-rise, and vice versa.
- Contract terms – Many agreements run for three years with automatic rollovers. You’ll want to know the notice periods and termination clauses before making any moves.
- Compatibility – This one’s harder to measure, but it matters. Some managers are more formal, some more approachable. Owners underestimate how much the day-to-day communication style affects satisfaction.
A new manager might look perfect on paper, but if they don’t connect with the committee, frustration can resurface quickly.
The Process of Changing Your Owners’ Corporation Manager
If you decide to move ahead, the process itself is straightforward, but timing and paperwork matter.
- Check your current contract – Look closely at notice requirements and termination dates. Ending early can sometimes trigger penalties.
- Consult your committee – Decisions of this scale require a majority vote at a general meeting. It’s not something one person can do alone.
- Seek proposals – Shortlist a few potential replacements. Ask about their fees, services included, and experience with similar properties.
- Hold a general meeting – Owners vote on whether to terminate the existing agreement and appoint a new manager. Transparency here is key; rushing the process can lead to disputes.
- Transition handover – The outgoing manager is required to hand over all records, keys, and financials to the incoming manager. This stage can be smooth or messy, depending on cooperation.
The handover period is underestimated. Even when everything is above board, it takes time for the new manager to get familiar with the property’s history, budgets, and quirks.
Who Can Help With the Transition?
Most committees don’t navigate the process entirely alone. Here’s where support comes in:
- Legal advisors – Useful if your current manager disputes the termination or drags their heels on handing over records.
- Specialist consultants – Some firms help Owners Corporations review contracts and compare managers objectively.
- Committee members – Ultimately, though, much of the legwork falls back on engaged owners. Having two or three people drive the process makes it manageable.
Your incoming Body Corporate Manager can guide the process too. Good ones will outline exactly what documents they need and even chase them from the outgoing manager.
Conclusion
Changing your Body Corporate Manager isn’t only an administrative shuffle. It affects how well your property is maintained, how safe it remains from compliance risks, and how fairly costs are managed. The decision deserves careful thought, balancing service quality, transparency, and the actual cost of a body corporate manager.
Many owners reach a point where they question whether their current manager still fits their needs. Asking those questions openly is the first step toward better management, even if it leads to staying with your existing provider for now.
