Best Strata & Property Management Services
Victoria Body Corporate Services 🏆 2026
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Ara Amores, VBCS, provided an excellent level of Service. Her email reply was a quick and clear response to my request; both timely and concise.
Ernst Body Corporate Management 🏆 2026
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Tracey O’Shea is an absolute pleasure to work with. Having served as a residential Body Corporate treasurer for nearly 10 years, managing shared… Read more
costs within a mixed residential/commercial complex has always been a challenge—largely due to an unfair, outdated BMS inherited by the BC. Because of this, working closely with an experienced finance specialist is crucial. I can always trust Tracey to provide prompt, detailed responses to all my queries. Thank you, Tracey, for your outstanding support on behalf of the Body Corporate. I look forward to a long and continued working relationship!
Cheers, Chris
Getawayz NSW
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Beautiful properties. I stayed in The Postcard, McMahon’s Point, Sydney for a month - stunning view. James has been a prompt communicator and… Read more
pleasant to deal with. The property was really clean and well equipped. I look forward to choosing another property to stay in from their selection.
Strata Title Management Group (STM) 🏆 2026
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If you’re looking for a strata management company that takes your money, ignores your emails, and treats you like an inconvenience for expecting them… Read more
to do their job, look no further.
Absolutely appalling service from start to finish. Expect up to 7 weeks between their one sentence, next to useless email replies. You can call 10 times in a week and still struggle to get past reception, let alone receive a call back. Apparently, actually managing strata is optional.
I’ve been dealing with water ingress in my property, with a thermal imaging assessment indicating it could be related to cracks in the building or common areas. Rather than properly investigating the issue, strata wanted nothing to do with it. They sent out a contractor who failed to inspect the areas in question, then, after weeks of painfully slow email exchanges, effectively washed their hands of the matter.
For context, my initial email was sent on 16 March 2026. Their final response arrived on 28 August 2026. Over five months to deal with something that could have been resolved with one phone call or two emails from someone who actually knew what they were doing.
And then there’s Donolley
The attitude and lack of professionalism I experienced over the phone were unbelievable. Condescending, unfriendly and unnecessarily rude, with inappropriate personal remarks thrown in for good measure. On top of that, being hung up on when trying to get legitimate answers about my own property is apparently part of their customer service offering.
Donolley, if management would like to understand exactly how these conversations went, I have recordings of the calls available for review.
An absolute waste of money, time and patience. If you have the option of choosing another strata management company, take it. You’ll save yourself months of frustration, endless chasing and a whole lot of unnecessary headaches.
Strata Manager Melissa Thompson managed a repair work in the common floor exceptionally well. The work was inspected by the engineers, and a… Read more
professional report has been issued to personnel concerned confirming the satisfactory completion. Melissa’s professionalism in managing the repair work is greatly appreciated.
Netstrata
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As an owner and strata committee member, I have found NetStrata's management of our scheme deeply disappointing. Poor transparency and unresponsive record-keeping.
Challenge Strata Management
Appalling managment. Refuse to answer enquiries. I am looking for any other owners Broadbaeach re: "Ivy Court" who wish to get rid of these managers. They are blocking any attempt to hold them to account for their dreadful management.
Hi Andrew, Thank you for your… Read more
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Ian was an excellent host during today’s Body Corporate AGM. His professionalism, clear communication, and friendly manner made the meeting both productive and enjoyable.
SSKB Strata Managers
[Content Removed] A couple of years our caretaker, review about us and posted it on this website this is the outcome of this Shameless quotes from… Read more
our caretaker. Her destructive nature has been destroying our complex and this is the proof her lies and deception in her sskb view. This review has destroyed people's lives in our complex, this woman is constantly harassing owners bullying them, has been filling up our letter boxes with rubbish and junkmail, please is anybody able to help us.
Hi Michael, I am sorry to hear of your… Read more
Stata data responds quickly to any queries. However we have gone through at least 4 managers in the last 5 years. They need to be consistent with… Read more
their managers so they are aware of any ongoing issues. The fees are reasonable for the industry but they need to explain how the increases are calculated.
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Simple, straightforward reply. In today's world of double worded responses, well done!
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Tim at B C S absolute fast and efficient service for our Complex. Recommend B C S as Strata Management to everyone.
Extremely fast and efficient service from Jade. I sent my request for a current strata insurance certificate at 8:30am and received it before 9am the same day!
Hometime
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We arrived at Colourwave Terrace, The Hill Newcastle on Sat 12 July for a 4 night stay and found it boarded up & scaffolding in place. We had a 3hr… Read more
drive from Sydney & we were not advised by Hometime that the property was not fit to stay in. Hometime manage this property through Airbnb. Even though [Name Removed] from Hometime answered my call, it was the middle of the school holidays & we then spent an hour trying to find suitable accommodation for our family
Hi Bernadette, We are very sorry to hear about your… Read more (+2 replies)
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I’ve had the pleasure and excellent experience working with Westside Strata Management, and in particular with our strata manager, Cameron Birchall,… Read more
who supports our Vogue Body Corporate and Committee.
Cameron has consistently demonstrated a high level of knowledge, professionalism, responsiveness, and genuine care resulting in the smooth running of our building and adherence to governance processes and structures. His communication is always clear, concise, considered and timely, and he approaches every matter, big or small, always with a solution focused mindset that makes a noticeable difference to owners and residents through making them feel heard and valued.
What stands out most is Cameron’s ability to navigate complex strata issues with confidence and fairness in an informed, collaborative and consultative way. Whether coordinating maintenance, guiding the committee through compliance and governance requirements, or helping progress community improvement projects, he brings a level of diligence and follow through that builds trust and keeps our buildings operating efficiently.
Under Cameron’s management, we’ve seen improved coordination, faster resolution of issues, a more proactive and collaborative approach to building needs and delivered efficiencies resulting in administrative savings. His support has been invaluable in helping the committee deliver positive outcomes for the Vogue community.
I highly recommend Westside Strata Management and Cameron Birchall to any building seeking a collaborative, knowledgeable, reliable, and genuinely committed strata manager.
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Strata 86502 Our strata manager Nicole Kazzi, has been outstanding in her ability to attend to all our queries and complaints (not too many ) and… Read more
is approachable and always available to takes my calls and explain certain issues to me. Nothing is too much trouble. Thank you for the opportunity to voice my satisfaction. Also your receptionists are always friendly and helpful.
regards
Gloria Unit 502
Great service and professionalism – Our Strata Manager, Christina Ozekin is always willing to assist and support with a high level of professionalism and knowledge ensuring situations are well addressed and resolved.
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I would like to say that throughout my experience, Scott has consistently demonstrated a high level of professionalism, responsiveness and commitment… Read more
to delivering excellent service. He is approachable and always willing to assist when needed Their dedication to ensuring residents needs are met has made a significant positive impact on our living experience I would highly recommend their services to other property owners, residents and building communities who are seeking a reliable and professional building management agent.
GK Strata has been our strata manager for around 20 years. I have been a member of the strata committee for all of those years and highly commend GK… Read more
Strata, and particularly our strata consultant, Daniel Russell-Cooper for the professional manner in which our strata management needs are met. Daniel is highly client-focused, always willing to take your call and to give objective constructive advice. His knowledge of NSW strata law and its application is first rate especially, as in recent years our strata plan has undergone several complicated major projects and we could not have had such successful outcomes if it were not for Daniel's invaluable contributions. More recently, Daniel has been needed to attend and chair our committee meetings and, being a good listener and having had extensive experience dealing with numerous others strata plans, his advice and counsel are well-respected and highly-regarded by my fellow committee members. Doreen Cheong
Review of Jana Antelmann – Jana has been looking after us in Manly for 9 months. We were quite disillusioned with our experience up to that time. She is efficient and I feel… Read more
that she is always there despite our property having only 6 owners. Her advice is prompt, clear and delivered efficiently. Very pleasant to deal with and professional going the extra. Thank you
Jillian Hull is our strata manager. In amongst some extremely challenging issues and problematic neighbours she has been a reliable and professional source of assistance and help. We're thankful for her support
Shanee Mulhearn always responds promptly to facilities issues and makes arrangements for necessary works to be carried out quickly . Facilities management is one of the difficult jobs in Strata Management .
CHU
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Grateful for the service I got from Adrian about my lapsed landlords policy!
MadeComfy 🏆 2026
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My dad had a heart attack requiring open heart surgery, but they are choosing not to exercise discretion to provide a refund. Instead offering AI generated sympathies. Avoid if you want to deal with Human Beings.
What an incompetent run establishment. Georgia, n Jody, couldn't organise a fun run. I wouldn't trust them with a homeless rat. I rented a house thru… Read more
them n was a single tenant, rent always before due date, I kept a very clean home, the house was already run down when I moved in n needed fixing up, hence why the rent was cheap, I did alot of fixing it up myself, which wasn't a problem as I had to live there, trying to call them was nxt to impossible n got answering machines. They changed their account number for where the rent was ment to be paid into, n when I finally got thru to get the new account, was told they didn't know it n recommend I direct debit, I manually do things n don't trust direct debit. After finally getting the account number of of them, that apparently they didn't know it, it was sorted, my lease ran up n decided to move to a nicer home, with a more reliable real estate, after cleaning the house from top to bottom, I got an email, stating $2500 in repairs that was already there when I moved in, as I had photos, as soon as I sent them thru the photos, they wanted $1000 for a professional bond clean, as I never paid a bond on the condition what the house looked like when I moved in, sent those photos in aswell, I had left the kitchen drawers open when I had cleaned them to air out n dry, then get an email wanting me to go back to the property to close them, also I must've missed a speck of dust on the outside of the kitchen screen, which had holes n rips in it, from wen I moved in, n I had photos of that aswell, wanted to charge me $50 for a small window screen. I called the RTA n they told me to not worry about it, as I had never paid a bond. I never heard back from them again. They should be embarrassed.
I am incredibly grateful for the outstanding service provided by our building manager, Sam and his team. He consistently demonstrates exemplary… Read more
stewardship and a genuine care for the residents that makes living here a wonderful experience. Sam is remarkably patient, always taking the time to listen to concerns and addressing issues quickly and thoroughly. His conscientious and proactive approach was on full display recently when I reported my outside TV connection wasn't working—Sam stepped in and had the electrician fixed it that exact same day. His constant, reliable presence provides great peace of mind to everyone in the buildings. Thank you, Sam, for your excellent leadership, fast action, and for always going above and beyond for us!
Rent360
Tania is an absolute Star – We've had an excellent experience with Rent360, and in particular Tania Williams. We applied for the house Canberra, 2 weeks before me moved, and… Read more
Tania did her best to assist us. Paperwork was seamless and the house was immaculately presented to us on arrival. We couldn't be happier.
Stratarama
Stratarama have been managing our group of units for few years and we have found them to be very professional and prompt in everything they do. They… Read more
are easy to communicate with and are very accessible by phone when needed, and that’s what I like. Hope we can build on our relationship well into the future. Peter.
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Barbara managed the rental of my apartment in Melbourne. She gave great advice and set my expectations clearly. All the processes for property… Read more
management were handled professionally and I felt comfortable that both my tenant and I were being well looked after. The staff at Dingle were all very nice and happy to help.
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Do not buy under Whelan Strata . They will try to charge you a ton of interest that is not justified. THey never send you a levy on time.
What is strata in property?
Strata in property refers to a system of shared property ownership. It’s often a system that comes into play when residential or commercial property is divided into distinct private areas and shared areas.
For example, you often see strata title schemes in the following types of properties: Apartment complexes, townhouses, duplexes, retirement villages, and commercial buildings where companies rent out offices.
There are two kinds of ownership in a strata title scheme:
Individual ownership
This refers to the private space you own, and is also known as an ‘individual lot.’ For example, if you own a unit in a multi-storey apartment complex, this is privately owned by you (and anyone else on the mortgage). It’s not shared by your neighbour or the guy downstairs playing his drums too loud past midnight (luckily).
Shared ownership
This is what makes a strata title scheme strata. You and the other residents of the complex will share ownership of what’s known as ‘common property’ in the building. With this ownership comes both additional rights and responsibilities that you wouldn’t normally have if you lived in a house.
How does strata work?
When you buy a property that operates under a strata title scheme, you automatically become a member of what’s called the owner’s corporation, or body corporate. Together, the individual members of a body corporate collectively own the common property. These communal areas may be used by both residents/ owners and the general public.
Common property includes but is not limited to: shared gardens, driveways, pathways, stairways, carparks, pools, elevators and lobby areas.
Tenants responsibilities
Upkeep of common areas
This may include, for example, paying for a gardener to mow the shared lawns, or organising for a pool cleaner to come and periodically make the pool pleasantly swimmable. Or, it could involve paying for a facilities manager who single-handedly organises maintenance and repairs of common property.
Paying strata fees
These go towards the ongoing costs of running the building, and are usually charged in the form of a quarterly levy. This includes:
- Administrative fund levies: such as include paying for shared utilities and other daily expenses, like the electricity bill for foyer areas or elevators.
- Contributing to a sinking fund: The sinking fund covers larger expensives, such as roof repairs or getting new tiles. (If you’re familiar with the Barefoot Investor’s buckets, this is like the Fire Extinguisher bucket for strata).
- Special levy: Occassionally, a special levy may be charged as a one-off, to cover the cost of extremely high, unforeseen expenses. An example is fixing a roof that caved in over a hallway, because of severe storm damage.
Deciding how to manage their strata title scheme
This is ultimately up to the members of the body corporate. Since strata can be a bit of a beast in terms of compliance and legal requirements (it’s a type of property ownership, after all), many owners’ corporation’s decide to enlist the services of a professional strata management company to help them.
What is strata management?
A strata manager is a person whose job it is to carry out the day-to-day running of a strata title development. This can involve overseeing the entire operation, including the mixed bag of tasks - from administrative, to financial, to legal duties. Or it can involve a careful selection of duties that the body corporate sets out, then pays the strata manager to perform.
Strata managers are appointed by an owner's corporation after a formal vote is taken, typically at the owner's corporation's AGM.
A strata manager (usually an employee of a company that offers strata management services) is hired by, and works for, an owner’s corporation. Their duties are wide in scope, and most will be able to help with the following tasks.
Duties of a strata manager
- Administrative: Organises meetings, such as the AGM, committee meetings, and any special meetings, handles communications with third parties to do with repairs and maintenance, maintains an owners corporation register, schedules periodic maintenance to ensure the building remains in good health and safety.
- Financial: Arranges for strata insurance, handles payment of levies and all related matters (e.g. preparing invoices, collecting arrears), puts together budgets and financial statements.
- Legal: Resolves disputes concerning any by-laws (the internal rules governing how members are allowed to use shared property, like parking spaces), deals with orders, submissions, appeals.
What to look for in a strata company
Minimum requirements
While there are no formal educational requirements to become a strata manager, the individual or company you choose should have the following when it comes to being considered a forerunner for the job.
- Strata Manager's Licence with the relevant government body in the state they're operating in, such as Fair Trading NSW.
- Professional indemnity insurance cover means that if you suffer any financial or physical loss as a result of professional advice, insurance makes it more likely you'll be able to get damages awarded in your favour.
- Professional development courses should be regularly attended, so they can stay up-to-date on any changes in the law when it comes to managing strata title.
- Membership of a professional organisation such as the Strata Community Australia can also be helpful, as this will help strata managers stay current, and also give them a professional network of peers.
Experience
Since there's no formal compulsory training required for strata managers, the amount of experience a prospective manager has can make all the difference.
Strata managers need to perform a broad range of tasks on a daily basis, and as a result they should have experience in finance, commerce, accounting, administration and understanding legislative requirements.
In addition to this general experience, look for someone who has specific experience managing your type of building (for example, residential, commercial or mixed), as well as experience managing the various facilities onsite.
If it's not clear from a strata agent's resume or portfolio how much - or what type - of experience they have, remember you and other body corporate members can interview them to make sure they're suitably experienced for the job.
Good communication
This goes hand-in-hand with professional integrity, and broadly includes handling the affairs concerning your strata title property with care and commitment.
It includes replying to phone calls or messages on time, and always keeping the body corporate in the loop when communicating with third parties, for example concerning the upkeep of common property. Above all, your strata manager should give you the reasonable impression that they care about their work and take it seriously.
Clear documentation
Having an strata agency agreement is really important. It sets out clear expectations on the duties required of a strata manager, and those duties belonging to a body corporate. It ensures the two parties to the agreement are on the same page.
It includes terms such as the ‘service levels’ that must be performed by a strata manager. These will likely fall within the scope of a strata manager’s usual work, but sets parameters. For example, a strata agent can be required to respond to requests from tenants about maintenance jobs within 2 days.
The strata agency agreement is also a good place to delegate responsibilities between a strata manager and the body corporate. You might choose to hire a strata manager, but only for some tasks - which reduces fees.
Location
Choose a strata manager or strata management company that's physically close to your building's location. Since a lot of a strata agent's work is to do with the day-to-day running of the property, it's going to be much more helpful if they can actually come to the site. This may be to do inspections, check facilities for repair status, or respond to a property-related emergency.
It also gives an edge to someone who just has skills in property management, as the strata agent will have local familiarity with tradespersons, which can prove handy when scheduling and organising upkeep (including repairs and maintenance) at an affordable price.
Price
Strata management companies are competitive businesses at the end of the day, so they don't all charge the same rate. Brand and industry reputation will play some part in this, but mainly the price discrepancy is due to the range of services that different strata managers offer.
It's not a one-size-fits-all approach, since every property is different. The services you opt for (and the invoice total you ultimately receive) will depend on your specific property, as well as its size and purpose. It also depends on how much work the body corporate is willing to put in themselves, or source out to other staff members, like a facilities managers.
Can you self manage strata?
The short answer is yes, you can. There’s no law that states that body corporate members of a strata title development must hire a strata management company.
However, the decision to choose a self-managed strata scheme should be a mutual decision, ideally after taking a vote with members of the body corporate.
Partly self-managed strata
Your strata title scheme doesn’t have to be either completely self-managed or professionally managed - you can have a combination of the two.
Usually this will involve hiring a strata manager to perform a record keeping service. This leaves the paperwork, finance and accounting tasks, as well as legal compliance requirements to a strata manager. The rest is left up to the owner’s corporation, and will typically involve the day-to-day running and upkeep of the property.
Having a clearly drafted strata agency agreement in place makes it easy to set out who is responsible for what. It also provides a good reference point in future should a dispute or other uncertainty about the division of management tasks arise.
Wrapping up
Whether you choose to hire a strata management company or self-manage your strata title development, having a solid understanding of the sometimes-complex requirements that go into achieving a smoothly operating strata title development is important. For most body corporates, having a professional to do at least some of the tasks is really helpful, and it saves tenants a great deal of time and self-learning.
Hi Jack, Thank you for your… Read more