A Guide to Choosing a Strata Manager in Perth

Managing a strata scheme in Perth can be challenging without the right expertise. Whether you’re part of a residential or commercial strata, hiring a reliable strata manager can save you time, reduce stress, and ensure compliance with Western Australia’s Strata Titles Act and Regulations.

In this guide, we’ll explore what strata managers do, how to choose the right one in Perth, and why professional strata management is essential for your property.

Definitions

Strata Management is still a mystery to many, even though more than 24% of the WA population live in strata. 

Strata Scheme / Company: When the strata plan and titles are lodged and approved at Landgate, the strata scheme is legally formed. When you purchase into a strata complex, you become an owner in the strata scheme. The legal entity is made up of all the individual lot owners within that scheme and is responsible for the overall management of the strata titles scheme. 

Strata Council: A select number of owners (generally 3 to 7) elected at a meeting to manage the scheme’s affairs. 

Strata Manager: A professional company or individual hired to manage the day-to-day administrative tasks of the strata scheme. 

Volunteer Strata Manager: A lot owner who performs the duties of a strata manager without a professional fee. They must be an owner, have a formal agreement with the strata company, and may receive an honorary fee of up to $250 per lot per calendar year. 

What Does a Strata Manager Do? 

A strata manager is responsible for the administration and maintenance of strata schemes, ensuring the smooth operation of properties shared by multiple owners. Key responsibilities include: 

• Financial Management: Preparing budgets, managing levies, and ensuring transparency and accurate record-keeping of financial records. 

• Maintenance Oversight: Organising repairs and maintenance, and assisting the strata company to ensure common areas are well-maintained. 

• Compliance: Ensuring your strata complies with the Strata Titles Act and Regulations. 

• Conflict Resolution: A strata manager plays a crucial role in reducing conflict within a strata community by acting as an independent, professional third party. Their neutrality, knowledge of legislation, and structured processes are designed to help prevent disputes and provide guidance. 

Why Hire a Professional Strata Manager in Perth? 

Strata managers bring industry knowledge and experience to simplify strata management, given the complex nature of multiple owners and residents.

Some benefits include: 

1. Local Expertise: Understanding the Western Australian Strata Titles Act. Strata legislation in WA is detailed and constantly evolving. A professional strata manager is trained in the Strata Titles Act 1985 and all associated regulations. They ensure your strata scheme operates within the law, motions and meetings follow correct procedure, and by-laws are enforced fairly. This not only prevents disputes but also protects the scheme from costly compliance breaches. 

   
   

2. Time-Saving: Handling Administrative Tasks so You Can Focus on Other Priorities. Strata management involves a surprising amount of administrative work—from issuing levy notices to arranging maintenance, managing correspondence, and preparing meeting agendas and minutes. A strata manager takes care of these time-consuming tasks on your behalf, freeing owners and council members to focus on their own commitments while knowing the day-to-day operations are handled efficiently. 

   
   

3. Cost Efficiency: Avoiding Costly Legal or Compliance Mistakes. Mistakes in strata governance or financial management can lead to fines, legal disputes, scheme disharmony, or unnecessary expenses. Professional strata managers help schemes budget effectively, keep financial records accurate, and ensure maintenance is carried out proactively. By preventing avoidable issues and guiding the scheme through correct processes, they often save owners significant money over the long term. 

   
   

4. Peace of Mind: Ensuring Your Property Is Well-Maintained and Disputes Are Resolved Professionally. A strata manager coordinates maintenance, engages qualified contractors, and monitors the overall condition of the property to protect asset value. They also act as an independent third party when issues arise, helping to resolve disputes calmly, fairly, and in accordance with the law. This professional oversight brings confidence to owners and reduces conflict between neighbours. 

How to Choose the Best Strata Manager in Perth 

When searching for a strata manager, consider these factors: 

• Experience: Seek out managers with substantial experience specifically within Western Australia. A manager who understands WA’s unique legislative environment, local market dynamics, and common strata challenges will be better equipped to provide effective guidance and support. 

• Reputation: Investigate the manager’s standing in the industry by reading online reviews, testimonials, or community feedback. You can also ask friends, neighbours, or other property owners for recommendations. A consistent history of positive client experiences is a strong indicator of reliability and professionalism. 

• Licensing and Accreditation: As formal licensing for strata managers is not currently required under the Strata Titles Act, consider engaging a Licensed Real Estate Agent. These agents must comply with the Real Estate and Business Agents Act and are licensed by the Department of Local Government and Industry Regulation (LGIRS). Their involvement provides added financial security, as funds held on behalf of your strata scheme are protected under the LGIRS Fidelity Guarantee. 

• Communication Skills: Effective communication is essential. A strong strata manager is responsive to enquiries, keeps owners updated on key issues, and proactively addresses concerns before they escalate. Clear, regular, and transparent communication ensures smoother management and improved owner confidence. 

• Services Offered & Contract Terms: Review and compare the service packages offered by different managers to confirm they align with your scheme’s needs. Examine the management contract carefully, paying attention to base fees, additional service charges, commissions, and termination clauses. Ensuring the contract terms are fair and practical for both parties will help establish a stable, long-term working relationship. 

The Cost of Strata Management in Perth 

Strata management costs in Perth can vary significantly depending on the size and complexity of the scheme, as well as the level of services required. While many managers charge on a per-lot basis, it’s important to recognise that the number of lots is only one factor in determining the overall fee. 

A major cost driver is the distinction between common property and lot-owned areas. Schemes with substantial shared spaces or facilities generally require more administrative oversight, greater maintenance coordination, and more frequent engagement with contractors — all of which increase management workload and fees. 

Strata schemes with extensive common property amenities such as lifts, security gates, swimming pools, gymnasiums, landscaped areas, or buildings constructed largely as common property will typically attract higher management fees. By contrast, smaller townhouse-style schemes with limited shared infrastructure and few common facilities usually fall at the lower end of the fee scale. 

In Perth, strata management fees commonly range from $300 to $450 per lot per annum, depending on the scheme’s structure and complexity. To ensure transparency and avoid unexpected charges, always request a detailed written quote and clarify what is included in the base fee, what services may incur additional charges, and whether any commissions apply. 

For small schemes of 3 to 6 lots, the per-lot fee may not be practical, as most strata management companies have minimum operating costs. As a result, a minimum annual fee of around $2,500 to $3,000 is often applied to provide full strata management services. 

Conclusion 

Choosing the right strata manager is essential for ensuring the smooth operation, financial stability, and overall harmony of your property. A competent manager not only handles day-to-day administration and maintenance but also provides guidance on compliance, budgeting, and long-term planning. 

By carefully considering experience, reputation, communication skills, real estate licensing, and the scope of services offered, you can select a strata manager who not only meets your immediate needs but also adds lasting value to your strata scheme. Investing the time to choose the right professional can save owners both stress and expense, while fostering a well-managed and cohesive community. 

Managing your strata doesn’t have to be complicated. Give us a call today and find out how we can support you and your strata community. 

Empire Strata Management: “Creating Better Communities”