A personal approach
to body corporate management
That’s why we take the time to listen, tailoring our management approach to suit every person, their communication style and business preferences.
Receive an obligation
free proposal
Please contact us here if you are seeking a proposal for a building we don’t currently manage. If you are an existing BCsystems customer please email us at info@bcsystems.com.au
If you live in or own a lot in a strata community – whether it’s an apartment, townhouse, or mixed-use development, you’ll regularly deal with different professionals who help keep the property running smoothly. The three roles most commonly confused are the body corporate manager, building manager, and property manager.
While they may sound similar, each plays a very different part in the operation of the scheme, and understanding who does what is essential.
Although these professionals often work closely together, their responsibilities must remain separate to avoid conflicts of interest and ensure the building is managed fairly and efficiently.
What Does a Body Corporate Manager Do?
A body corporate manager is appointed by the body corporate to oversee the administrative, financial, and compliance responsibilities of the scheme. They work for all owners collectively.
Their core role is to support the committee and ensure the scheme meets its legislative obligations. While they manage a large number of tasks, they do not make decisions. That authority sits with the committee.
Key responsibilities include:
- Coordinating committee meetings, EGMs, and AGMs
- Preparing agendas, notices, minutes, and maintaining records
- Managing levies, budgets, invoices, and financial reporting
- Guiding the scheme on by-laws, compliance, and insurance
- Lodging and managing insurance claims
- Providing advice on disputes, by-law breaches, and legislative requirements
- Maintaining registers, plans, specialist reports, and official correspondence
Think of a body corporate manager as the administrator, compliance advisor, and financial coordinator for the scheme. They handle the business side of the body corporate.
What Does a Building Manager Do?
A building manager – sometimes called a caretaker, facilities manager, or on-site manager, is generally appointed to look after the physical maintenance and daily operations of the building’s common property. This role can be onsite and is hands-on compared to the administrative role of a body corporate manager.
Building managers do not enforce by-laws and they do not carry out the legislative and financial duties of the body corporate. Instead, they focus on the building’s functionality, safety, and upkeep.
Key responsibilities include:
- Coordinating repairs and maintenance of common property
- Managing cleaning, gardening, security, and contractors
- Completing regular inspections and reporting issues
- Maintaining asset registers and preventative maintenance schedules
- Organising compliance certifications for lifts, pools, fire systems etc
- Acting as an onsite contact for residents and trades
- Issuing and recording access devices like keys and remotes
- Assisting with identifying, but not enforcing, by-law breaches
Some building managers may also operate a letting business, managing rentals on behalf of owners, but that is a separate, individual agreement.
Think of a building manager as the on-the-ground caretaker of the property, ensuring everything works and stays well-maintained.
What Does a Property Manager Do?
A property manager works for an individual owner, not the body corporate. They are typically real estate professionals who manage rental properties on behalf of investors.
Property managers look after the tenant relationship, leasing activities, and maintenance of the lot inside the boundaries of the individual property, not common property.
Key responsibilities include:
- Marketing and leasing the lot
- Screening tenants and managing leases
- Collecting rent and managing arrears
- Arranging repairs and maintenance inside the lot (not on common property)
- Conducting routine inspections
- Handling bond processes, entry/exit reports, and tenancy disputes
- Communicating between landlords and tenants
Any strata-related issue raised by a tenant, such as noise complaints, parking issues, or common property repairs, will usually go through the property manager to the body corporate manager or building manager.
Think of a property manager as the representative of a single landlord, focused on the tenancy and the condition of one individual unit.
Related content
Share This Post
Subscribe To Our Newsletter
More To Explore
Types of Parking in a Body Corporate Scheme
Parking generally falls into four main categories: exclusive use or lot parking, common property parking, visitor parking, and disabled parking. Each type comes with its own rules, rights, and responsibilities.
Updating Your Kitchen: What You Can and Can’t Do Without Body Corporate Approval
Whether you’re replacing outdated appliances or planning a more substantial update, kitchen improvements in a body corporate building come with specific rules.