Strata managers charge $2,000–$10,000 per year for small schemes. But what exactly are you paying for? And more importantly: could software do the same job for a fraction of the cost?
The answer isn't simple. Some of what managers do is genuinely valuable expertise. Some is pure busywork that software can automate. Let's break it down.
The Core Duties of a Strata Manager
1. Financial Management
This is the bread-and-butter work that consumes most of a manager's time:
- Levy collection: Issue levy notices, track payments, chase overdue accounts
- Budget preparation: Annual budgets for administrative and reserve funds
- Creditor payments: Pay suppliers, tradespeople, insurance, utilities
- Financial reporting: Monthly statements, annual reports, audit preparation
💡 Can software replace this? Mostly yes. Automated levy reminders, payment tracking, and financial reports are exactly what modern strata software does best. The only human touch needed is approving supplier invoices.
2. Meeting Administration
Organising AGMs and council meetings:
- Send meeting notices (14 days minimum for AGMs)
- Prepare agendas and attach financial reports
- Take minutes during meetings
- Distribute minutes and implement resolutions
💡 Can software replace this? Partially. Software can generate notice templates and agendas, but someone still needs to attend the meeting and take minutes. For small schemes, the council secretary can handle this.
3. Maintenance Coordination
Acting as the go-between for owners and tradespeople:
- Arrange quotes for repairs and maintenance
- Engage contractors and manage projects
- Inspect completed work and approve payment
- Handle emergency repairs (burst pipes, storm damage)
⚠️ Can software replace this? No. This requires local knowledge, judgment, and relationship management. Software can track work orders and quotes, but someone needs to make the calls and inspect the work. This is where managers add genuine value.
4. Legal & Compliance
Ensuring the scheme complies with the Strata Titles Act:
- Maintain the strata roll (owner contact details)
- Keep minutes and records for 7 years
- Arrange insurance renewals
- Handle by-law breaches and disputes
💡 Can software replace this? Mostly yes. Record-keeping is software's forte. Dispute resolution, however, requires human judgment—though in small harmonious schemes, disputes are rare.
5. Owner Communication
The daily grind of correspondence:
- Answer owner queries about levies, maintenance, by-laws
- Provide statements and records on request
- Issue newsletters and update notices
💡 Can software replace this? Mostly yes. Owner portals let owners access their own statements and documents 24/7, dramatically reducing email volume. Simple queries answer themselves.
When Managers Add Real Value
Strata managers are worth their fees when your scheme has:
Complex Facilities
Pools, lifts, CCTV systems, commercial tenancies. These require regular contractor liaison, compliance checks, and specialist knowledge.
Large Schemes
Over 50 lots. The admin volume alone justifies a professional. You're not paying for expertise; you're paying for someone to exist full-time.
Contentious Schemes
Ongoing disputes, by-law breaches, or owners who don't get along. Managers act as neutral mediators and lightning rods for complaints.
Major Projects
Building remediation, roof replacement, major upgrades. Project management experience is invaluable when dealing with six-figure contracts.
When Software Makes More Sense
For small, simple schemes, modern strata software can replace 80% of what a manager does:
Under 20 Lots
Admin volume is low enough that council members can handle it with software assistance. One person spending 2 hours a week beats $5K/year in fees.
Minimal Shared Facilities
No pools, lifts, or gyms. Just basic building maintenance and gardening. Software handles levy collection; owners coordinate simple repairs themselves.
Harmonious Owners
No ongoing disputes or personality clashes. Everyone just wants things to work smoothly with minimal fuss and cost.
Tech-Comfortable Council
At least one owner is happy to spend an hour or two per quarter managing an online portal. No need for deep technical skills—just basic computer literacy.
The Honest Assessment
What managers do well: Project management, dispute resolution, contractor relationships, compliance expertise for complex schemes.
What software does better: Levy tracking, payment reminders, financial reports, owner portals, meeting templates, record-keeping.
The truth: For schemes under 20 lots with no complex facilities, you're probably paying $3,000–$6,000 per year for work that software can automate for $200–$800. The catch? You need at least one owner willing to be the "software operator"—checking in weekly, approving invoices, coordinating simple repairs.
Want to Try Software-Assisted Self-Management?
LevyLite is purpose-built for small WA strata schemes. Automated levy reminders, owner portal, AGM templates, and 10-year reserve planning. Free for schemes up to 5 lots, then from $0.75/lot/month.
Get early access to LevyLite