How to Change Strata Manager - To get the right fit for you

Last time, we talked about how to fire your strata manager.

Now, let's discuss how to choose the right one so you don't repeat the same mistake.

Too often, owners' corporations or strata councils choose their next manager based on a polished sales pitch or a low management fee. 

But here's the hard truth: that tells you almost nothing about what working with them will actually be like.

If you're serious about getting better strata management company this time around, here's what really matters:

Who Will Actually Be Managing Your Property?

You're not hiring a company logo. You're hiring a person.

Could you ask to meet the actual strata manager who will be looking after your building, not just the business development person or director? You want to understand:

• Their experience

• Their communication style

• Whether they seem responsive, capable, and aligned with your building's needs

What's the Staff Turnover Like?

A company might brag about long-standing employees, but that doesn't mean your portfolio is stable.

Ask this instead:

👉 How many different managers have handled the property I'm joining?

High turnover leads to lost history, inconsistent service, and avoidable mistakes. If your last manager ghosted you halfway through the contract, this one shouldn't do the same.

Also, ask how big their portfolios are.

👉 A senior manager can generally handle up to 800 lots with support. Over that? They need an assistant. Too many properties = slow responses. But too few may mean instability or a junior. 

How Is Their Team Structured?

One-person shows are risky. Even rockstar managers take holidays (and sick days).

• Is there a dedicated assistant who also knows your property?

• Who steps in when the manager is unavailable?

• Do they rely on team handovers or just let things sit idle?

A good team structure keeps things moving, even when individuals aren't available.

But the flip side. 

Too many people can create delays and inconsistencies. 

It is really annoying talking to your dedicated manager, and when you ask how something is going, it is answered with " I will have to find out and get back to you" 

Consider how big your property is and whether you need a big team to manage all of the workload or if a personal service with a dedicated manager, an assistant, or an accounts team will suit you better. 

How Do They Communicate Day-to-Day?

This is where service either flows or falls apart.

Ask:

• What platforms do they use? Can you trial the system before signing on?

• Is everything done via email, or do they use modern tools to help you make decisions and keep track of tasks?

• Do they facilitate communication between council members, or do they expect you to "figure it out and tell us what to do"?

Want advice for council Members? 

What Do Their Fees Actually Cover?

It's not just about the management fee—look at what's not included:

• Are you being charged for outdated archive storage?

• Is there a monthly "admin fee" on top of your management fee?

• Are they passing on costs for the software they use?

By the time you break it all down, most companies charge similar totals but hide them in different places. Be ready to pull out a spreadsheet if you want a true comparison.

More Info on Fees 

Final Thoughts

Choosing the right strata manager isn't about finding the cheapest deal or the smoothest talker. It's about fit.

• Do they align with how your council works?

• Do they value transparency?

• Will they actually respond to your emails?

Ask the hard questions. Dig into the details.

Don't fall for a shiny pitch—choose someone who can deliver on the ground.

Need a strata manager who won't ghost you, dodge responsibility, or nickel-and-dime you with hidden fees?

You know where to find me.

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