What Repairs and Maintenance Responsibilities Fall Under My Strata Manager’s Duties?

A strata manager plays a pivotal role in the smooth operation and upkeep of strata-titled properties, which include apartment complexes, townhouses, and multi-unit buildings. Their primary responsibilities encompass the maintenance and repair of common areas such as gardens, lobbies, and recreational facilities. This includes arranging for routine inspections and coordinating with contractors to handle repairs and upgrades. Strata managers also ensure that all shared amenities like elevators, swimming pools, and security systems are functioning correctly and meet safety standards. By proactively managing these aspects, they help preserve the property’s value and ensure a pleasant living environment for all residents.

In addition to maintenance duties, strata managers are responsible for administrative tasks that are crucial for the effective management of the property. This involves preparing and managing the annual budget, collecting strata fees, and maintaining financial records. They also organize and facilitate meetings of the owners’ corporation, ensuring compliance with relevant legislation and strata by-laws. Effective communication with residents is key, as strata managers address concerns, provide updates on projects, and mediate disputes. By balancing these varied responsibilities, strata managers play an essential role in fostering a harmonious community and ensuring the long-term success of strata properties.

Repairs and Maintenance in a Strata Scheme can include:

  1. Common Area Maintenance:
    • Regular cleaning and upkeep of lobbies, hallways, and shared facilities.
    • Landscaping and gardening of communal outdoor spaces.
  1. Structural Repairs:
    • Addressing structural issues in building exteriors, roofs, and foundations.
    • Repairing cracks, leaks, and other damage to ensure safety and integrity.
  1. Mechanical and Electrical Systems:
    • Routine servicing and repair of elevators and escalators.
    • Maintenance of HVAC systems to ensure proper heating, cooling, and ventilation.
  1. Safety and Security:
    • Regular inspection and maintenance of fire safety systems, including alarms and sprinklers.
    • Upkeep of security systems like cameras, intercoms, and access controls.
  1. Utility Management:
    • Ensuring the proper functioning of plumbing and drainage systems.
    • Managing the maintenance of electrical wiring and lighting in common areas.
  1. Recreational Facilities:
    • Regular maintenance of swimming pools, gyms, and other shared recreational amenities.

By prioritizing these essential repairs and maintenance tasks, a strata scheme ensures a safe, functional, and appealing living environment for all residents.

Repair Responsibilities: Common Areas vs. Individual Lots

In a strata scheme, the division of responsibilities for repairs between common areas and individual lots is clearly defined. Common areas, which include spaces like lobbies, gardens, hallways, and recreational facilities, are the collective responsibility of the owners’ corporation. This entity, often managed by a strata manager, oversees the maintenance and repair of these shared spaces to ensure they remain functional, safe, and aesthetically pleasing. Routine tasks such as cleaning, landscaping, and the upkeep of elevators and security systems fall under this umbrella. The costs associated with these repairs are typically covered by the strata fees paid by all owners.

Conversely, the responsibility for repairs within individual lots—such as apartments or townhouses—lies with the respective lot owners. This includes maintaining the interior spaces, such as plumbing, electrical systems, and fixtures, as well as addressing any damages or upgrades within their units. Lot owners are expected to manage these repairs independently, bearing the costs themselves. However, issues that affect both common areas and individual lots, like shared plumbing lines, may require coordinated efforts between the lot owner and the owners’ corporation. Understanding this division ensures clear expectations and smooth management within the strata scheme.

Strata Manager’s Repair Timeline 

A strata manager’s timeline for fixing repairs is meticulously structured to ensure timely and efficient maintenance. Upon receiving a repair request, the strata manager first assesses the urgency of the issue. Critical repairs, such as those affecting safety or essential services like water and electricity, are prioritized and addressed within 24 to 48 hours. For these urgent repairs, the manager swiftly coordinates with contractors and informs the affected residents of the expected timelines and any necessary temporary measures. Routine maintenance tasks, such as landscaping or minor repairs in common areas, are scheduled based on their impact on the property and available budget, typically within a few weeks.

For long-term or large-scale projects, such as structural repairs or major upgrades, the strata manager develops a comprehensive plan. This includes obtaining quotes, seeking approval from the owners’ corporation, and scheduling the work to minimize disruption to residents. Regular updates are provided throughout the process to keep everyone informed. By adhering to a clear and organized timeline, the strata manager ensures that all repairs are handled efficiently, maintaining the property’s value and residents’ quality of life.