What to consider when changing your Owners Corporation (body corporate/strata) Manager

What to consider when changing your Owners Corporation (body corporate) manager

Changing your Owners Corporation (body corporate) Manager can be a complex process that requires careful consideration and planning. In this blog post, we’ll explore what a body corporate is, why you might want to change your Manager, the legal requirements for changing Managers, the potential costs and implications of changes, and what you should consider before making any decisions.

Whether you’re seeking more and improved services, a new management structure, or resolving a dispute among members of your Owners Corporation, understanding the steps involved in changing your strata manager can ensure a fair and transparent process for all lot owners.

What is an Owners Corporation or a body corporate?

In Australia, a body corporate or Owners Corporation as it is now called, is a legal entity created when a group of people jointly own a property, such as an apartment building or townhouse complex. Owners Corporations used to be called, and are still commonly referred to as the body corporate which is why you will still see it referred to in this way.

The corporate body of lot owners, own and are responsible for a site’s common property. The body corporate is responsible for managing and maintaining the common property, which includes shared facilities and areas. This involves making decisions on behalf of all owners, setting and collecting maintenance fees, ensuring compliance with regulations and by-laws, and arranging repairs and maintenance. State-based legislation governs owners corporations, with each having its own set of by-laws dictating how the site or property development is to be managed, including meetings, funds, and dispute resolution.

A body corporate can provide numerous benefits to owners within a strata scheme. One of the most significant benefits is the ability for owners to collectively make decisions regarding the management and operation of the common property. This ensures that all owners have a say in the running of the strata scheme and that decisions are made in the best interests of the community. Additionally, a body corporate promotes shared responsibility among owners for the maintenance and upkeep of the common property, ensuring that issues are addressed promptly and effectively. Access to shared facilities such as pools and gyms promotes a sense of community within the strata scheme and can provide owners with amenities that they may not be able to afford individually. Overall, a well-managed strata scheme with an effective body corporate can increase the value of individual lots, making it a wise investment for owners looking to sell their property in the future.

A body corporate Manager, also known as a Strata Manager, Owners Corporation Manager or Property Manager, is a professional who is appointed by the body corporate to manage the day-to-day affairs of the strata scheme. Managers play a crucial role in ensuring the smooth operation of the strata scheme and the effective management of the body corporate; are responsible for a range of tasks, including financial management, administration, maintenance of the common property, dispute resolution; and communication with owners, tenants, and other stakeholders such as contractors.

The body corporate Manager is often the first point of contact for the Owners Corporation Committee, owners and sometimes tenants, and Managers provide guidance and support on matters related to the management and operation of the strata scheme.

Changing your professional Owners Corporation Manager

Some body corporates are self-managed by residents or lot owners who may lack the time, resources and skills to meet complex financial, legal and reporting requirements and manage all stakeholders.  There may be several reasons why a lot owner or Committee would want to appoint a professional Manager or change their body corporate Manager in an Owners Corporation. The body corporate Manager plays a crucial role in the efficient and effective management of the strata scheme, and the benefits of a good Manager cannot be overstated. However, if the current body corporate Manager is not meeting the needs of the Owners Corporation, it may be time to explore other options.

A change in body corporate Manager can help to address issues such as poor communication, lack of transparency, and inadequate financial management. By choosing a new Manager who is committed to delivering a high level of service and support, lot owners can benefit from improved governance, better maintenance of the common property, greater compliance with legal and regulatory requirements and increased protection of their asset.

Changing your body corporate Manager can be the first positive step towards improving the operation and management of your strata body or Owners Corporation.

Who can help me with changing my Owners Corporation Manager?

If you are considering changing your body corporate Manager, we recommend working with a professional body corporate management company that has experience in managing the transition process. They can provide expert guidance and support through advice on best practices for managing and improving common property.

Some of the key benefits of working with a professional body corporate management company include:

  • Expertise: Professional body corporate management companies have a team of experienced professionals who understand the complexities of changing a body corporate. They can provide guidance and support throughout the entire process, from reviewing the current body corporate agreement to calling and managing the special meeting of owners.
  • Efficient processes: With their focus on innovation and technology, professional body corporate management companies can offer efficient and streamlined services that can help to minimise the costs and time involved in changing your body corporate. They can handle administrative tasks, such as preparing and distributing meeting agendas, recording minutes, and keeping records, which can free up your time and allow you to focus on other aspects of the change.
  • Transparent communication: Clear communication is essential to ensuring that all owners are informed and engaged throughout the process of changing the body corporate. Professional body corporate management companies understand this and are committed to transparent and effective communication. They can keep all stakeholders informed and address any questions or concerns promptly.
  • Compliance with legal requirements: Professional body corporate management companies can ensure that all legal requirements are met when changing the body corporate. They can provide advice on compliance with relevant laws, regulations, and bylaws. They can also assist with the preparation of legal documents required for the change.
  • Ongoing support: Once the body corporate has been changed, professional body corporate management companies can continue to provide ongoing support. They can manage the property on behalf of the owners, including handling repairs and maintenance, financial management, and dispute resolution. This ongoing support can help ensure the smooth operation of the body corporate and prevent future issues.

By engaging the services of a professional body corporate management company like SELECT Strata Communities who manage more than 13,00 individual properties across Melbourne, you can benefit from extensive experience in managing strata schemes and a commitment to transparency, communication, and innovation.

SELECT Strata Communities can provide support and guidance to the Owners Corporation in matters such as compliance, financial management, dispute resolution, and maintenance of the common property. With a focus on delivering personalised service and tailored solutions, SELECT Strata Communities can work with your Owners Corporation to identify areas for improvement, implement best practices, and foster a collaborative and productive relationship between all stakeholders.

The process of changing your Owners Corporation Manager

To change from one professional Owners Corporation Manager to another professional Owners Corporation Manager in Victoria, lot owners will need to follow these steps

  1. Check the current contract: Review the existing contract with the current Owners Corporation Manager to ensure that there are no clauses that restrict the termination of the agreement.
  2. Notify the current Owners Corporation Manager: Inform the current Owners Corporation Manager of the decision to terminate the agreement and request a copy of the current financial statements and other relevant documents.
  3. Call for quotes: Contact other professional Owners Corporation Managers and request quotes for their services. You may wish to ask for referrals from friends, family or other property owners in your area to find a reputable provider.
  4. Hold a meeting: Once you have received quotes from several providers, call a meeting of the Owners Corporation to discuss and vote on the selection of a new provider.
  5. Terminate the current contract: After the new Owners Corporation Manager has been selected, provide written notice to the current provider to terminate the agreement.
  6. Handover process: The outgoing Owners Corporation Manager should provide all relevant documents, including financial statements, meeting minutes, and property management reports, to the incoming Owners Corporation Manager.
  7. Payment of outstanding fees: Any outstanding fees or charges owed to the current Owners Corporation Manager should be paid before the contract is terminated.

It is important to note that the process of changing Owners Corporation Managers can take some time and should be managed carefully to ensure a smooth transition.


Changing your Owners Corporation Manager can be a necessary and beneficial decision for lot owners in Melbourne, Victoria. A professional and competent Owners Corporation Manager can ensure that your property is well-maintained, financially stable, and compliant with legal regulations. By changing to a new provider, you may be able to access improved services, cost savings, and better management of your property. However, it is important to follow the proper steps to ensure a smooth transition, and to select a reputable and experienced provider who can meet your needs and goals as a lot owner.

For more information, speak to one of our team members, today.

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