What Your Strata Property Managers Do (and What They Don’t)

Living in a strata complex definitely has its perks! Shared amenities, like a gym or pool, and splitting the costs of maintenance and professional management can make life easier. However, strata living, especially if you’re new to it, can also bring some unexpected situations and questions. You might be wondering, “What exactly does our strata manager do?” or, just as importantly, “What don’t they do?”

This question often comes up, especially for those new to condo living.

The expense of strata management is a significant annual item, and it’s natural to want to understand its value. We recently held a webinar on how to bring strata costs down (make sure you’re signed up for our newsletter or following us on social media so you don’t miss future events!), but today, let’s focus on the role of your strata manager. 

Understanding this can help avoid unnecessary heated discussions and save valuable time during council meetings or AGMs by clarifying what tasks fall under their responsibilities and which ones don’t 

So, what are the core responsibilities a strata manager typically handles? 

While specific packages can vary between strata management companies (and we offer quite a few different options ourselves), full-service strata management generally includes these key areas:

• Financials Management: This involves collecting strata fees, paying bills, preparing financial statements, and assisting with budget preparation.
• Maintenance Coordination: Arranging for the repair and maintenance of common property – think landscaping, elevator servicing, or roof repairs. They’ll communicate with contractors and ensure work is completed.
• By-law Enforcement: Assisting the strata council in enforcing the strata corporation’s by-laws and rules. This can include sending notices for by-law infractions (more on this below!).
• Meetings and Records: Organizing and attending strata council meetings and Annual General Meetings (AGMs), preparing agendas, taking minutes, and maintaining the strata corporation’s records.
• Legal Compliance: Helping the strata council navigate and comply with the Strata Property Act and other relevant legislation.

These are the fundamental reasons you have a strata management company working on behalf of your corporation.

What Strata Managers Typically Don’t Do

While strata management is pretty straightforward for the most part, we’ve noticed that some misunderstandings come up regularly. To help clarify, here are a few things that fall outside a strata manager’s direct responsibilities:

1. Making Decisions on Behalf of the Strata: This is a big one. Strata managers are agents and facilitators; they do not make decisions for the strata corporation. If you’re reading this and you’re not on the council, perhaps you’re upset about a decision you believe the strata manager made. For instance, you might have received a by-law infraction letter from the strata management company. It’s crucial to understand that such decisions can only be made by your elected strata council. Strata managers are there to advise on by-laws (helping ensure they align with the BC Strata Property Act, for example) and then implement the council’s decisions.They are never the ones who actually make those decisions. 

2. Managing Individual Units: Your strata manager is responsible for common property areas, not for issues arising within your individual unit. For example, a leaky faucet that isn’t a common property concern is your personal responsibility. This also includes managing your own renovations within your unit, though you must still ensure that you follow all strata bylaws related to such projects.

3. Inter-Neighbour Disputes Unrelated to Strata Business: The strata manager does not typically get involved in mediating personal disagreements between neighbours. Their intervention is generally limited to disputes that directly involve common property or relate to a bylaw infraction that the strata council has decided to enforce.

Added Value: Services That Might Be Available

Some strata management companies offer additional services, which might come with an additional fee. 

These can include:

• Project Management for Major Repairs: Overseeing significant projects like a roof replacement or building envelope repair.
• After-Hours Emergency Services: Not all strata managers provide this, but some, like our company, offer 24/7 support. This is for true emergencies affecting common property, such as major leaks, fire, or significant damage. It’s important that your strata has this service set up if it’s desired. Again, this would relate to common property issues, not private unit concerns.

Your Strata Manager: A Partner to the Council

At the end of the day, your strata manager is there primarily to support the strata council and take the heavy lifting out of the day-to-day operations of the strata corporation. They are not there to replace the authority of the strata council. The decision-making power always rests with the council. Property managers are your resource for guidance on regulations and efficient management, but the final say lies with your elected council members.

If you’re reading this and you’re not on the strata council but find yourself disagreeing with certain directions or decisions, we always recommend getting involved. Join the strata council, learn as much as possible, and become part of the conversation. It’s the most effective way to have your voice heard and contribute to your community.

By understanding the distinct roles of both the strata manager and the strata council, everyone can work together more effectively, leading to a better-run and more effective strata community.

Have questions about condo living? Contact us today; we’d be happy to help.