Choosing a strata manager? A few questions worth asking 👇

Changing or appointing a strata manager is a significant decision. The right manager can make day-to-day management smoother, protect the value of your asset, and reduce conflict within the scheme. The wrong one can do exactly the opposite.

If you’re on a Council of Owners or considering a change, asking the right questions upfront can make all the difference. Below are some practical and important considerations to help guide your decision.

Experience

How long has the strata manager who will actually be allocated to your scheme worked in strata management? Have they successfully managed schemes similar to yours in size, age, and complexity? Do they have experience across residential, commercial, or mixed-use developments if relevant? Can they provide client references?

Qualifications

Do they hold a Certificate IV in Strata Community Management?

💡 Tip: By November 2027, all strata managers will be required to hold a Cert IV as the minimum education standard. Choosing a manager who already meets (or exceeds) this requirement demonstrates professionalism and future-proofing.

Industry Membership

Are they a member of the Strata Community Association (WA)? Membership matters — it reflects a commitment to professional standards, continuing education, and staying current with legislative change.

Minutes & Communication

Ask for examples of their meeting minutes and notices. Are they clear, accurate, and easy for owners to understand?

You should also ask:

• How long does it typically take to distribute AGM minutes?

• How are action items communicated and followed up?

Clear communication is often the difference between a well-run scheme and a frustrated one.

By-Law Knowledge

What experience do they have with assisting owners and Councils in:

• interpreting by-laws

• enforcing by-laws

• registering new or amended by-laws?

A strong understanding of by-laws is essential for governance, compliance, and dispute prevention.

Conflict & Compliance

How do they handle disputes, difficult owners, or levy arrears? Are they proactive or reactive?

Do they have formal training in dispute resolution, for example, are they an accredited mediator? This skill set can be invaluable in maintaining harmony within a scheme.

Transparency & Financial Management

Do they provide full, detailed financial reports with expenditure correctly categorised and allocated to the appropriate cost centres for owner approval at the AGM, or just a high-level summary?

You should also ask:

• Are they upfront about insurance commissions and any additional charges outside the management fee?

• Do they seek authority before charging for additional services, or are fees deducted without prior approval?

• Are there any ownership or financial arrangements within a vertically integrated business (for example, an insurance broker)?

• Do they receive referral fees from suppliers or “preferred contractors”?

Transparency builds trust , and owners are entitled to know exactly how their money is being managed.

Flexibility & Accountability

Does the strata management agreement include a 30-day mutual termination clause for any reason?

A manager who is confident in their service should be comfortable offering flexibility.

A Final Thought

Strata management isn’t just administration. It’s governance, compliance, communication, financial oversight, and people management — all rolled into one.

At XO Strata, we’re always happy to answer these questions (and any others) openly and clearly, and we think you’ll like our answers. 😇 If your current strata manager isn’t so forthcoming, feel free to reach out to us at hello@xostrata.com.au.

Asking the right questions upfront can save years of frustration later.

Strata lawyer, Amanda Farmer (yourstrataproperty.com.au) has compiled helpful list of 20 questions to ask your strata manager.

20-questions-to-ask-your-strata-manager.pdf

Download PDF • 239KB