How to Find a Good Strata Manager in Sydney

What owners corporations should check before appointing a strata management company

Choosing a good strata manager is one of the most important decisions an owners corporation can make. The right manager keeps the scheme's finances, meetings, maintenance, insurance, records and compliance organised while helping the strata committee make informed decisions. The wrong fit can lead to unanswered emails, delayed repairs, confusing accounts and preventable costs.

For owners corporations searching for strata management in Sydney's Eastern Suburbs, Inner West or Lower North Shore, the best choice is not necessarily the largest company or the lowest quotation. It is the manager and team with the experience, capacity, transparency and local knowledge to support your particular building.

Sydney's strata properties vary enormously. A six-lot Art Deco block in Coogee has different needs from a mixed-use development in Kingsford, a converted warehouse in Marrickville or a high-rise building in North Sydney. A good strata management company should understand those differences and design its service around the scheme—not force every owners corporation into the same template.

What does a good strata manager actually do?

A strata manager helps an owners corporation and its committee administer the scheme. Depending on the authority delegated under the agency agreement, this can include coordinating meetings, maintaining statutory records, managing levies and accounts, arranging insurance, obtaining quotations, issuing work orders, assisting with by-laws and supporting the maintenance of common property.

The NSW Government's guide to strata roles explains that an owners corporation chooses which functions to delegate to its strata manager. The manager is there to implement valid decisions, provide reliable information and help the committee navigate its responsibilities. The manager does not replace the owners corporation or make every decision for it.

A good manager therefore combines technical knowledge with sound judgement, organisation and communication. They should be able to explain complex matters in plain English, identify what needs a formal resolution and keep agreed actions moving.

10 signs you have found a good strata manager

1. They communicate clearly and respond within a reasonable timeframe

Responsiveness is one of the first things owners notice. A good strata manager acknowledges enquiries, explains when a complete answer will be available and follows through. Not every issue can be resolved immediately, but the committee should know that its message has been received, prioritised and allocated.

Ask prospective managers how they handle urgent repairs, routine enquiries and periods of leave. Confirm whether the building will have a named manager, who provides backup and how matters are escalated when senior input is needed.

2. They have enough support behind the assigned manager

Strata management is a team service. One person cannot efficiently manage meetings, correspondence, accounts, levies, insurance, contractors, records and major projects without reliable support.

Ask who will perform the accounting, administration and secretarial work. Ask how workloads are distributed and what happens when the assigned manager is unavailable. A well-resourced team protects service continuity and gives the manager more time to focus on the building and committee.

3. Their experience matches your building

Look for experience with schemes similar to yours in size, age, use and facilities. An older apartment building may require waterproofing, concrete, roofing, balcony or façade work. A larger or mixed-use scheme may involve lifts, pools, gyms, retail lots, fire-safety systems and complex contracts.

The manager does not need to be the engineer, lawyer or builder. They do, however, need to recognise when specialist advice is required, engage appropriately qualified professionals and coordinate the process in a structured way.

4. Their fee proposal is transparent

Do not compare only the annual management fee. Compare what is included, what is charged separately and what could trigger additional fees.

Check the agreement for charges relating to meetings, postage, printing, electronic voting, work orders, contractor liaison, insurance, records storage, certificates, debt recovery, major projects and after-hours work. A quotation that appears inexpensive can become costly if routine activity is charged item by item.

Ask each company to explain its fee schedule using real examples relevant to your building. A transparent manager will be comfortable doing so.

5. They are open about commissions, relationships and conflicts

Independence matters when a strata manager recommends an insurer, broker, contractor or consultant. Ask whether the manager receives insurance commissions, referral payments, rebates, gifts, training benefits or any other financial incentive from third parties.

Current NSW rules contain detailed disclosure obligations for strata managing agents. The NSW Government's disclosure guide explains what must be disclosed before appointment, during the agreement and before certain contracts are entered into.

A good manager should go beyond minimum disclosure and make the financial relationship clear from the outset.

6. They understand maintenance and capital works planning

Good strata management is proactive. The manager should help the committee distinguish urgent repairs from planned maintenance, monitor recurring contracts and keep future capital works visible.

For older Sydney apartment buildings, early attention to water ingress, balconies, roofs, windows, drainage, concrete and façades can prevent small defects from becoming major financial problems. Ask how the manager records maintenance actions, follows up contractors and supports the committee with the 10-year capital works fund plan.

7. They have trusted, appropriately qualified contractors

A good strata company should have access to reliable trades, consultants and professional advisers. For regulated building work, the manager must understand the importance of checking licences, registrations, insurance and the proposed scope.

Ask how quotations are obtained and compared, whether the committee can nominate its own contractors and how performance is monitored. The owners corporation should retain genuine choice and receive enough information to make an informed decision.

8. Their records and financial reporting are easy to understand

Strata records belong to the owners corporation. Committee members should be able to access accurate financial statements, invoices, contracts, quotations, work orders and meeting records without unnecessary difficulty.

NSW requirements now include six-monthly reporting by strata managing agents on functions performed for the scheme. The NSW Government's 2026 strata law guide outlines these and other recent reforms.

Ask to see a sample financial report and owner portal before appointing a manager. Clear reporting is a practical sign of strong systems.

9. They understand the local area

Local knowledge is valuable. A strata manager servicing the Eastern Suburbs, Inner West or Lower North Shore should understand the building styles, local councils, access constraints, parking pressures and contractor availability common to those areas.

They should also be willing to attend the site when circumstances require it. Photographs and reports are useful, but some maintenance, remedial and community matters are better understood in person.

10. They are prepared to earn the committee's confidence

The relationship should feel professional from the first enquiry. A good manager will review relevant scheme documents, ask intelligent questions, explain the agreement and meet the committee where appropriate.

Be cautious of generic promises. Look for specific commitments about who will manage the building, what support is available, how communication will work and how the service will be measured.

Questions to ask before appointing a strata manager

Use these questions when comparing Sydney strata management proposals:

Who will be our nominated strata manager, and can the committee meet them before voting?

How many schemes does that manager handle, and what administration and accounting support do they receive?

What experience do you have with buildings of our size, age, facilities and current maintenance needs?

What response standards apply to urgent, priority and routine enquiries?

Which services are included in the annual fee, and which items attract additional charges?

Do you receive commissions, referral fees, rebates or other benefits from insurers, brokers, contractors or suppliers?

How do owners and committee members access financial records, invoices, quotations and work orders?

How do you manage contractor selection, licences, insurance, scopes of work and follow-up?

Who manages our scheme when the nominated manager is away?

How will you help us plan maintenance and capital works instead of simply reacting to emergencies?

What are the agreement term, fee increase, termination and handover provisions?

Can you provide references from owners corporations with comparable buildings?

The independent industry article Choosing a Strata Management Company: Key Criteria Beyond Price also highlights manager portfolio size, staff continuity, technology, local experience and access to local trades as useful comparison points.

Warning signs when comparing strata management companies

Watch for these common red flags:

The salesperson cannot confirm who will actually manage your building.

The assigned manager appears to have an excessive workload or limited backup.

The fee proposal is vague about disbursements, meeting fees, insurance income or additional services.

Communication is slow or unclear during the proposal process.

The company recommends related suppliers without explaining the relationship.

Financial reports or online systems cannot be demonstrated.

The proposal is generic and does not address your scheme's specific risks or priorities.

There is no clear process for urgent repairs, escalation or manager leave.

The company focuses on price but cannot explain how it will resource the service.

The agreement includes exit or rollover terms the committee does not understand.

How to change strata managers in NSW

Changing strata managers should be planned carefully, but it does not need to be unnecessarily difficult.

Start by reviewing the current agency agreement, including its expiry date, notice requirements and termination provisions. The owners corporation should then compare proposals, identify its preferred manager and arrange the required motion and meeting.

Under NSW guidance, the appointment of a strata managing agent is decided by the owners corporation at a general meeting. This can occur at an AGM or, where appropriate, an EGM. The NSW Government's appointment guide explains the appointment process and management agreement limits.

Once the appointment is approved, the incoming manager should coordinate a structured handover of records, funds, contracts, insurance information, keys, access details and current maintenance actions.

Why Sydney owners corporations choose ETPG and ETSM

ETPG and Ellouise Tyrrell Strata Management provide a boutique, independently owned and operated alternative for Sydney owners corporations seeking direct accountability and experienced support.

Headquartered in Coogee, with a presence in Marrickville and the Lower North Shore, the business is led by Ellouise Tyrrell and Mark Truran. Clients are supported by experienced strata managers together with dedicated administration, accounting and back-office professionals.

Our approach includes:

Owner-led accountability and senior support when required.

A named strata manager backed by a broader team.

Clear, practical communication with committees and owners.

Transparent fees and itemised monthly tax invoices.

No commissions or financial incentives from insurers, contractors or tradespeople.

Secure online access to financial statements, invoices, work orders, quotations and scheme documents.

Building inspections and practical maintenance planning.

An established network of licensed trades, consultants and appropriately registered builders experienced in Class 2 work.

Hands-on experience coordinating complex remedial projects, including balconies, waterproofing, roofing, concrete and façade works.

Whether your building is a small residential scheme in Coogee, a growing owners corporation in Marrickville or a complex development on the Lower North Shore, the goal remains the same: visible, accessible and accountable strata management.

Frequently asked questions

How do I know whether a strata manager is licensed in NSW?

NSW strata managing agents must hold the appropriate licence. The NSW Government licence guide explains the Class 1 and Class 2 licensing framework. Committees should ask for the company's licence details and confirm who will be responsible for the scheme.

What is the difference between a strata manager and a building manager?

A strata manager assists with the administration and delegated functions of the owners corporation, such as meetings, records, levies, accounts, insurance and maintenance coordination. A building manager generally focuses on the day-to-day operation and physical management of a building. The exact roles depend on the contracts and delegations in place.

Should we choose the cheapest strata management quote?

Not automatically. Compare the total service, staffing, experience, inclusions, additional fees, commissions and contract terms. A low base fee can provide poor value if routine tasks attract extra charges or the manager lacks capacity.

How important is a manager's portfolio size?

Portfolio size is important because it affects the time and attention available to your scheme. Ask about both the number and complexity of buildings managed, as well as the administration, accounting and senior support behind the individual manager.

Can our owners corporation change strata managers before the AGM?

Depending on the existing agreement and circumstances, an owners corporation may consider an EGM. The contract, notice requirements and proposed motions should be reviewed carefully before action is taken.

How long can a strata management agreement run in NSW?

NSW Government guidance states that an appointment made at the first AGM is limited to 12 months. Later agreements can generally run for up to three years. Committees should still examine renewal, extension, fee increase and termination clauses closely.

What should a good strata manager report to the committee?

The committee should receive clear information about finances, levy arrears, insurance, maintenance, quotations, contracts, compliance, disputes and outstanding actions. Current NSW rules also require strata managing agents to provide the owners corporation with six-monthly records of the functions they have performed.

Does a strata manager make decisions for the owners corporation?

Only within the authority properly delegated to the agent. Important decisions remain with the owners corporation or strata committee, subject to the Strata Schemes Management Act, the scheme's by-laws and any limits on committee authority.

Talk to a local Sydney strata management team

If your committee is reviewing its current service or searching for a good strata manager in Sydney, ETPG and Ellouise Tyrrell Strata Management would welcome the opportunity to learn about your building.

We service owners corporations across the Eastern Suburbs, Inner West and Lower North Shore, including Coogee, Randwick, Kingsford, Maroubra, Bondi, Waverley, Marrickville, Newtown, Lewisham, Petersham, North Sydney, Lavender Bay, Kirribilli, Neutral Bay, Cremorne and surrounding suburbs.

Request a strata management proposal from ETPG or contact our team to arrange an introductory discussion with your committee.

Useful NSW strata resources

NSW Government: Who's who in strata

NSW Government: Appointing strata managers and other workers

NSW Government: Disclosure requirements for strata managing agents

NSW Government: Guide to current strata law changes

NSW Government: Strata Manager Finder

NSW Legislation: Strata Schemes Management Act 2015

Strata Community Association NSW: The role of a strata manager

General information only: This article has been prepared by ETSM and Essential Strata Management for general information and educational purposes only. It does not constitute legal, financial, insurance, building, taxation or other professional advice. NSW strata legislation, regulations and industry requirements may change, and their application will depend on the circumstances of each strata scheme. While reasonable care has been taken to ensure the information was accurate at the time of publication, readers should obtain independent professional advice relevant to their circumstances before acting on this information.