Strata managers and property managers are often confused because both roles are connected to property management. However, they are responsible for different parts of a property and work for different people.
A strata manager helps manage the shared areas, records, meetings, levies, compliance, and general administration of a strata scheme on behalf of the owners corporation. A property manager, on the other hand, usually manages an individual rental property for a landlord, including tenants, rent, inspections, and lease matters.
Understanding the difference between a strata manager and a property manager is important for owners, landlords, tenants, and strata committees. It helps everyone know who to contact, what each role is responsible for, and how issues should be handled in a strata building.
What Is a Strata Manager?
A strata manager is a professional appointed by the owners corporation to help manage the day-to-day administration of a strata scheme. Their role is focused on the shared parts of the property, such as common areas, building facilities, strata records, meetings, levies, insurance, and compliance matters.
In a strata building, there are many responsibilities that affect all owners, not just one individual lot. A strata manager helps coordinate these responsibilities so the scheme can run smoothly and the strata committee has support with important administrative and operational tasks.
It is important to understand that a strata manager does not manage individual rental properties for landlords. Their main responsibility is to support the owners corporation and help manage the shared interests of the strata community.
What Does a Strata Manager Do?
A strata manager helps the owners corporation and strata committee manage the administrative, financial, and operational needs of a strata scheme. Their role can vary depending on the management agreement, but they generally help keep the scheme organised and compliant.
Common responsibilities of a strata manager may include:
- Organising annual general meetings and committee meetings
- Preparing meeting agendas and minutes
- Issuing levy notices to owners
- Maintaining strata records
- Coordinating common property repairs and maintenance
- Arranging insurance renewals
- Assisting with by-law matters
- Liaising with contractors, owners, and committee members
- Helping the scheme meet its compliance obligations
A strata manager does not make every decision on behalf of the building. In most cases, they act under the instructions of the owners corporation or strata committee and help carry out approved decisions.
What Is a Property Manager?
A property manager is a professional who manages an individual rental property on behalf of a landlord. Their role is focused on the private lot, the tenant relationship, and the day-to-day rental management of that specific property.
In a strata building, a property manager may be responsible for managing an apartment, townhouse, or unit that is being rented out by an owner. This can include finding tenants, collecting rent, arranging inspections, handling maintenance requests inside the property, and communicating with the landlord.
Unlike a strata manager, a property manager does not manage the entire strata scheme or the common property. Their main responsibility is to protect the landlord’s rental investment and help ensure the tenancy runs smoothly.
What Does a Property Manager Do?
A property manager helps landlords manage the rental side of their property. Their role is usually focused on the individual lot being leased, the tenant’s responsibilities, and the landlord’s obligations under the tenancy agreement.
Common responsibilities of a property manager may include:
- Advertising the property for rent
- Screening rental applications
- Preparing lease agreements
- Collecting rent
- Conducting routine inspections
- Managing tenant enquiries and requests
- Coordinating repairs inside the rental property
- Handling rental arrears
- Communicating with the landlord about tenancy matters
In a strata building, a property manager may also help pass on important strata-related information to tenants, such as by-laws, parking rules, pet approval requirements, or common property notices. However, they do not replace the role of the strata manager or make decisions for the owners corporation.
Strata Manager vs Property Manager: Key Differences
The main difference between a strata manager and a property manager is who they work for and what they manage. A strata manager works with the owners corporation to help manage the shared parts of a strata scheme, while a property manager works for an individual landlord to manage a rental property.
| Area | Strata Manager | Property Manager |
| Who they work for | Owners corporation | Individual landlord |
| Main focus | Common property and strata scheme management | Rental property and tenancy management |
| Main responsibility | Shared property matters | Private rental matters |
| Deals with | Owners, strata committee, contractors, and service providers | Landlords, tenants, and tradespeople |
| Manages levies | Yes | No |
| Manages rent | No | Yes |
| Handles common property repairs | Yes | Usually no |
| Handles repairs inside a rental property | Usually no | Yes |
| Involved in by-laws | Yes | Sometimes, especially when tenants are affected |
| Involved in lease agreements | No | Yes |
Both roles can be important in a strata building, especially when some lots are owner-occupied and others are rented out. However, their responsibilities should not be mixed up, as this can lead to delays, confusion, or issues being sent to the wrong person.
Who Does a Strata Manager Report To?
A strata manager is appointed by the owners corporation and generally works under the instructions of the strata committee or decisions made at official meetings. Their role is to help carry out approved tasks and support the management of the strata scheme.
This means a strata manager does not work for one individual owner only. Even if an owner is a landlord or owns multiple lots in the building, the strata manager’s responsibility is still to the owners corporation as a whole.
For example, if an owner has a question about levies, meeting records, by-laws, or common property maintenance, the strata manager may be the right person to contact. But if the issue is about rent, tenant screening, or a lease agreement, that would usually be handled by a property manager.
Who Does a Property Manager Report To?
A property manager reports to the landlord or property owner who appointed them. Their main responsibility is to manage the rental property on behalf of that owner and help protect the owner’s investment.
This usually includes keeping the landlord updated about rent payments, tenant requests, inspections, maintenance inside the property, and any issues that may affect the tenancy.
In a strata building, a property manager may still need to communicate with the strata manager from time to time. For example, this may happen if a tenant reports a common property issue, breaches a by-law, requests approval for a pet, or needs information about building rules.
What Happens When a Rental Property Is in a Strata Scheme?
When a rental property is part of a strata scheme, both a strata manager and a property manager may be involved, but for different reasons. The property manager looks after the tenancy and the individual rental property, while the strata manager helps manage the common property and the broader strata scheme.
For example, if a tenant has an issue with something inside the apartment, such as a broken appliance or leaking tap, this would usually go through the property manager. But if the issue involves shared areas, such as a faulty lift, damaged hallway light, or common property leak, the strata manager may need to be involved.
Some situations may require communication between both parties. This can include noise complaints, parking issues, pet approvals, water leaks, by-law breaches, or damage to common property. In these cases, clear communication helps ensure the issue is handled by the right person and resolved more efficiently.
Examples of Who to Contact
Knowing who to contact can make it easier to resolve issues quickly. In a strata building, the right contact usually depends on whether the issue relates to the individual rental property or the shared areas of the building.
| Situation | Who to Contact |
| A tenant has a leaking tap inside the unit | Property manager |
| Rent is overdue | Property manager |
| A routine rental inspection needs to be arranged | Property manager |
| The lift is not working | Strata manager or building manager |
| A hallway light is broken | Strata manager or building manager |
| An owner has a question about levies | Strata manager |
| There is damage to common property | Strata manager |
| A tenant wants pet approval | Property manager first, then strata approval if required |
| There is a noise complaint | Property manager and/or strata manager, depending on the situation |
| A by-law breach has been reported | Strata manager, with the property manager involved if the lot is rented |
In simple terms, rental and tenancy issues usually go to the property manager. Common property, levies, meetings, by-laws, and strata scheme matters usually go to the strata manager.
Can a Strata Manager Also Be a Property Manager?
Some companies may offer both strata management and property management services, but the two roles are still separate. Each service has different responsibilities, reporting lines, and legal obligations.
For example, the same company may manage the strata scheme for an owners corporation and also manage individual rental properties for landlords within the building. However, the strata manager is still responsible for strata-related matters, while the property manager is responsible for tenancy and rental matters.
This distinction is important because it helps avoid conflicts, confusion, and delays. Even when both services are provided by the same business, owners, landlords, tenants, and committees should still understand which role is responsible for each issue.
Why It’s Important to Know the Difference
Understanding the difference between a strata manager and a property manager helps owners, landlords, tenants, and strata committees know where to direct questions or concerns. This can reduce confusion and help issues move through the right process from the beginning.
For example, if a tenant reports a problem with rent or an internal repair, the property manager is usually the right contact. If the issue relates to common property, levies, strata meetings, records, or by-laws, the strata manager is usually the correct person to contact.
Knowing the difference also helps prevent delays. When requests are sent to the wrong person, they may need to be redirected before any action can be taken. Clear roles make communication easier and help the strata community operate more smoothly.
How Elevated Strata Communities Supports Strata Schemes
At Elevated Strata Communities, we support owners corporations and strata committees with practical, organised, and reliable strata management services. Our role is to help strata schemes manage their shared responsibilities more clearly, from meetings and records to levies, compliance, maintenance coordination, and communication.
We understand that every strata community is different. That is why good strata management is not just about administration, but also about helping owners, committees, and residents understand the right process for handling strata-related matters.
By providing clear guidance and responsive support, Elevated Strata Communities helps strata schemes stay better organised, reduce confusion, and manage common property responsibilities with greater confidence.
Final Thoughts
A strata manager and a property manager both play important roles in property management, but they are responsible for different areas. A strata manager helps manage the shared responsibilities of the owners corporation, while a property manager looks after an individual rental property on behalf of a landlord.
In a strata scheme, understanding this difference makes communication much easier. Owners, landlords, tenants, and strata committees can direct issues to the right person, avoid unnecessary delays, and help ensure matters are handled through the correct process.
If the issue relates to common property, levies, meetings, records, by-laws, or strata compliance, it will usually fall under strata management. If the issue relates to rent, tenants, lease agreements, or repairs inside a rental property, it will usually fall under property management.