Choosing the right strata management company can have a significant impact on the financial health, condition and day-to-day operation of your property. It can also influence the experience of every owner, resident, tenant and committee member within the community.
Melbourne’s strata properties are remarkably diverse. They range from small groups of units and boutique apartment buildings to mixed-use developments and large high-rise complexes with extensive shared facilities. Each property has different requirements, but every Owners Corporation should expect its strata manager to provide reliable administration, knowledgeable advice, clear communication and proactive support.
Professional strata management should involve much more than issuing levy notices or arranging an annual meeting. A capable strata management team should help your Owners Corporation meet its legal obligations, protect its finances, maintain its common property and make informed decisions for the future.
Below are the key services you should expect when appointing a strata management company in Melbourne.
1. Day-to-Day Owners Corporation Administration
An Owners Corporation is responsible for a wide range of administrative obligations. Your strata manager should coordinate these responsibilities efficiently and maintain accurate, accessible records.
Everyday administration may include:
* Maintaining the Owners Corporation register
* Managing correspondence with owners, residents and contractors
* Keeping records of decisions, contracts and official documents
* Updating owner contact information
* Responding to general enquiries
* Issuing notices and certificates
* Coordinating administrative requirements arising from committee decisions
* Providing owners with access to relevant information and documentation
Good administration creates an organised foundation for the entire Owners Corporation. It helps ensure that decisions are recorded, responsibilities are followed up and important matters do not fall through the cracks.
Your strata manager should also make it easy for committee members and owners to understand what is happening. Requests should be acknowledged, responsibilities should be clear and agreed actions should be tracked through to completion.
You can explore the comprehensive support available through our services.
2. Financial Management and Levy Administration
Sound financial management is one of the most important services provided by a strata manager.
Every Owners Corporation needs sufficient funds to pay for regular expenses, insurance, maintenance, professional services and future capital works. Your strata management company should provide transparent financial reporting and help the committee develop responsible budgets.
Financial management services should generally include:
* Preparing annual administrative and maintenance fund budgets
* Issuing levy notices
* Receipting and monitoring levy payments
* Following up overdue contributions
* Paying approved invoices
* Maintaining financial records
* Preparing income and expenditure reports
* Reconciling bank accounts
* Supporting financial reporting at meetings
* Assisting with audit requirements where applicable
* Providing advice about future funding needs
A good strata manager should not simply report figures. They should help the committee understand what those figures mean.
For example, if maintenance costs are increasing or the Owners Corporation is likely to face substantial future expenditure, the committee should receive clear information early enough to make informed decisions. This reduces the risk of unexpected special levies and allows owners to plan for upcoming costs.
Financial transparency is also essential. Committee members should be able to understand where money is being spent, what funds are available and whether the Owners Corporation is operating within its approved budget.
3. Meeting Preparation and Support
Owners Corporation meetings are where important decisions are made about budgets, maintenance, insurance, rules, contracts and the future direction of the property.
Your strata manager should help ensure these meetings are properly prepared, conducted and documented.
Meeting services may include:
* Preparing agendas
* Circulating notices and supporting documents
* Advising on meeting procedures
* Attending and facilitating meetings
* Recording resolutions
* Preparing and distributing minutes
* Maintaining proxies and voting records
* Following up actions arising from resolutions
* Supporting annual general meetings and committee meetings
Meeting support should be both procedural and practical. Your strata manager should help committee members understand the matters being considered and explain the steps required to implement approved decisions.
Minutes should accurately record resolutions and responsibilities. After the meeting, owners and committee members should not be left wondering who is responsible for each action or when it will be completed.
4. Legal, Regulatory and Compliance Support
Owners Corporations operate within a detailed regulatory environment. In Victoria, this includes obligations relating to Owners Corporation legislation, regulations, insurance, safety, records, meetings, financial management and common property.
A professional Melbourne strata manager should have strong working knowledge of the relevant requirements and help the Owners Corporation remain compliant.
This support may involve:
* Advising the committee about its responsibilities
* Helping the Owners Corporation follow correct decision-making procedures
* Maintaining required records and registers
* Coordinating statutory notices
* Supporting rule creation and registration processes
* Referring complex legal matters to appropriately qualified professionals
* Monitoring relevant changes that may affect the property
* Assisting with compliance-related projects and documentation
Strata managers are not a replacement for lawyers, engineers, building surveyors or other specialists. However, an experienced manager should recognise when specialist advice is required, help obtain appropriate proposals and coordinate the process on behalf of the Owners Corporation.
Their role is to help the committee understand the issue, identify the appropriate next step and keep the matter progressing.
5. Insurance and Claims Management
Owners Corporation insurance is an essential part of protecting a strata property. Depending on the building and its legal requirements, cover may relate to the building, common property, public liability, machinery breakdown, office bearers and other risks.
Your strata management company should assist with:
* Coordinating valuations where required
* Obtaining or reviewing renewal terms
* Presenting insurance information to the committee
* Arranging approved insurance policies
* Maintaining policy documentation
* Lodging and monitoring claims
* Communicating with insurers, brokers, assessors and contractors
* Helping owners understand the difference between private and Owners Corporation responsibilities
Insurance should not be treated as a once-a-year administrative task. The strata manager should help the Owners Corporation consider whether the property is appropriately insured and whether changes to the building, its use or its risk profile need to be disclosed.
When a claim occurs, timely communication is particularly important. Owners and committee members should receive clear updates about what has been lodged, what information is outstanding and what happens next.
6. Maintenance and Contractor Coordination
Well-maintained common property protects residents, supports the value of individual lots and helps prevent minor issues from developing into major expenses.
Maintenance support should include more than forwarding a contractor’s invoice. Your strata manager should assist with the complete process, from receiving the initial report through to coordinating approved works.
Depending on the property, this may involve:
* Receiving and recording maintenance requests
* Determining whether an issue relates to common or private property
* Obtaining quotes
* Engaging approved contractors
* Coordinating access
* Monitoring progress
* Checking that work has been completed
* Managing warranties and service agreements
* Maintaining contractor documentation
* Arranging assistance for urgent common-property matters
The level of maintenance coordination required will vary considerably. A small group of townhouses may have relatively straightforward needs, while a high-rise complex may require ongoing management of lifts, fire services, security systems, mechanical equipment, cleaning, gardens and other shared facilities.
Regardless of size, owners should expect maintenance requests to be acknowledged and managed within a reasonable timeframe. The committee should also receive enough information to assess quotes and make confident decisions.
7. Long-Term Maintenance and Capital Works Planning
Reactive maintenance is only part of effective strata management. Your manager should also help the Owners Corporation plan for the long-term condition of its building and common property.
Major components such as roofs, façades, lifts, driveways, mechanical equipment and essential services will eventually require significant repair or replacement. Planning for these expenses can reduce financial pressure and avoid repeated emergency decisions.
Long-term support may include:
* Helping arrange maintenance plans and building assessments
* Identifying likely future capital expenditure
* Coordinating specialist reports
* Supporting maintenance fund budgeting
* Obtaining quotations for major works
* Assisting with tender processes
* Coordinating communication with owners
* Monitoring project milestones
* Maintaining project records
The strata manager should help the committee move from a reactive approach to a planned one. When potential issues are identified early, the Owners Corporation has more time to investigate options, obtain competitive proposals and establish an appropriate funding strategy.
8. Dispute Resolution and Community Support
Shared living can occasionally lead to disagreements. Common issues include noise, parking, pets, renovations, use of shared areas, maintenance responsibility and compliance with Owners Corporation rules.
Your strata manager should approach these matters fairly, professionally and calmly.
Support may involve:
* Clarifying applicable rules and responsibilities
* Communicating with the relevant parties
* Keeping accurate records
* Encouraging practical, early resolution
* Explaining formal dispute processes
* Implementing committee instructions
* Referring matters for mediation or legal advice where necessary
A good strata manager should not inflame conflict or make assumptions before understanding the circumstances. Communication should remain factual and respectful, with an emphasis on achieving a workable outcome wherever possible.
The goal is not simply to enforce rules. It is to support a well-functioning community while protecting the rights and responsibilities of the Owners Corporation and its members.
9. Responsive and Transparent Communication
Communication is often the clearest difference between an average strata management experience and an excellent one.
Your manager should provide clear points of contact and set realistic expectations about response times. Owners and committee members should know when a matter has been received, whether additional information is needed and what action is being taken.
You should expect:
* Professional and respectful communication
* Timely acknowledgement of enquiries
* Clear explanations without unnecessary jargon
* Regular updates on ongoing matters
* Honest advice about delays, costs and responsibilities
* Accurate records of instructions and decisions
* Appropriate escalation when a matter is urgent
Testimonials can provide valuable insight into how a strata management company communicates and supports its clients. Read what owners and committee members have said on our
In the 18 months since we changed strata management to SELECT Strata Communities: Our experience of working closely with Elaine, as our direct manager, and Peter in consultation, has been nothing short of brilliant. Through their guidance we are on the right path to resolving some complex issues. Elaine always responds quickly and graciously to our communications, and our instructions are actioned without delay, so we are never left wondering where things are at. Her attention to detail, skills in distilling complex matters, high level efficiency, and communication that is both warm and accessible provide us with outstanding management. Our OC committee looks forward to continuing to work with Elaine and SELECT Strata Communities into the future.
Dear Charmaine (Team Leader SELECT SELDEV Management), Many thanks for your prompt reply and actions. I find it appropriate to thank you for your prompt reply to every issue we have had since you joined the SELECT management. We have had no-one in the past 12-years, as attentive and as professional as yourself. Have a great day.
Chairmane Streeter is an outstanding Senior Strata Manager — professional, knowledgeable, and highly responsive. She handles issues promptly, communicate clearly, and always act in the best of my interest. Her experience and proactive approach have made a real difference in the smooth management of my property. Could not be happier. Highly recommended!
We recently had the pleasure of working with Ryan at SELECT Strata Communities, and his professionalism, empathy, and efficiency exceeded our expectations. In a particularly challenging personal situation, Ryan demonstrated exceptional kindness and respect, ensuring that every interaction was handled with dignity and care. His communication skills are outstanding, making the entire process seamless and stress-free. Ryan is a true asset to the team—his ability to resolve issues promptly and with such professionalism is commendable. We highly recommend him and believe his dedication, customer service and commitment deserves recognition.
I have worked with SELECT as a body corporate committee member for a number of years on a large apartment complex that has been experiencing major problems. If you’re looking for a new body corporate management company, I strongly urge you to consider SELECT.
SELECT have an unblemished track record with our Owners Corporation of delivering all services efficiently and effectively therefore I have no hesitation in recommending Peter Black and his team as he has provided a level of service that meets our Members expectations.
THANK YOU SELECT Strata TEAM for making our life easier and taking good care of our gorgeous villas in Richmond. We have been very happy and satisfied with SELECT Strata team. Particularly our dedicated and talented property manager Helen. She has been always warm, welcoming, helpful and resourceful. I like the fact how she pays extra attention to extra details as well as her technical ability to deal with complex scenario at difficult times days and nights. THANK YOU, HELEN, we are so lucky to have you onboard. You have added so much values to our homes and our communities. Warm Regards.
10. A Service Tailored to Your Property
There is no single management model that suits every Owners Corporation.
A two-lot property does not require the same level of administration as a large residential tower. Similarly, a mixed-use development with residential lots, shops, offices and shared facilities can present very different operational and governance requirements.
Your strata manager should take time to understand:
* The size and type of your property
* Its facilities and common areas
* Current maintenance concerns
* Financial position
* Committee priorities
* Existing contracts
* Communication preferences
* Long-term objectives
* Any unresolved disputes or compliance matters
The management proposal should clearly explain the services included, additional service fees, communication arrangements and the responsibilities of both parties. Owners should be able to understand what they are paying for and how the management arrangement will operate.
What Should You Look for When Choosing a Melbourne Strata Manager?
When comparing strata management companies, consider more than price alone. A low management fee may provide little value if the service is unresponsive, important tasks are delayed or additional charges are unclear.
Ask prospective managers about their experience with properties similar to yours, how portfolios are structured, who will manage your property and how urgent matters are handled.
You should also consider whether the company demonstrates:
* Relevant experience and professional knowledge
* Transparent fees
* Strong financial controls
* Reliable communication
* Clear conflict-of-interest practices
* Access to experienced support staff
* Practical maintenance processes
* A structured transition and handover procedure
* A genuine understanding of your needs
Looking for Reliable Strata Management in Melbourne?
The right strata management partner should make your Owners Corporation easier to manage—not more complicated. At SELECT Strata Communities, we provide responsive communication, practical guidance and tailored support designed around the needs of your property and its community.
Learn more about SELECT, explore our strata management services, or read our client testimonials to see what our clients have to say.
Ready to discuss your Owners Corporation’s needs? Contact our team or request a proposal today.
SELECT the best
SELECT provides you with a streamlined and simple transition pathway when the time comes to change your Owners Corporation manager and make the switch to SELECT.
