A Comprehensive Guide for Committees, Owners, and Property Professionals
Across New Zealand, more than 200,000 homes are governed by bodies corporate and unit title developments (MBIE, 2024). As multi-unit living becomes increasingly common, the role of the Strata Body Corporate Manager has never been more essential, yet for many committees, owners, and even experienced property professionals, the day-to-day responsibilities of these managers remain poorly understood.
This article, part of the Hallmark & Stone strata management education series, breaks down exactly what a Strata Body Corporate Manager does, why the job is far more complex than many realise, and how to choose a manager who can support long-term building performance, compliance, and financial health.
Read more: What is Strata Management and How Does It Work?
This post is written especially for New Zealand’s strata decision-makers, including Community Managers (representing multi-unit communities) and Multi-Property Portfolio Owners (experienced multi-region property investors), who require clear, evidence-based insights to guide their building governance decisions.
Table of Contents
What Is a Strata Body Corporate Manager?
A Strata Body Corporate Manager is a specialist professional responsible for supporting the governance, administration, financial operations, and compliance obligations of a unit titled or strata property under the Unit Titles Act 2010. They work on behalf of the Body Corporate, not individual residents, and ensure the building is run efficiently, transparently, and legally.
In contrast to traditional property management (which focuses on tenants and rental relationships), strata management focuses on the shared, long-term needs of the entire building. This includes compliance, insurance, governance, budgeting, maintenance planning, documentation, and coordinating committees.
A modern Strata Body Corporate Manager provides:
- Governance Support: AGMs, resolutions, record keeping, and compliance advice.
- Financial Stewardship: Budgeting, levies, reconciliations, long-term maintenance fund management.
- Maintenance Oversight: Coordinating trades, scheduling preventative work, and ensuring safety standards.
- Risk and Compliance Management: Ensuring BWOFs, health and safety obligations, and legislative requirements are met.
- Owner and Committee Communication: Transparent, timely updates and comprehensive reporting.
Many New Zealand developments rely on managers to prevent costly failures, maintain asset value, streamline communication, and ensure compliance with constantly evolving regulation.
Key Responsibilities of a Strata Body Corporate Manager
A professional strata manager’s role is multi-disciplinary, drawing on governance, finance, facilities management, risk management, project coordination, and people skills.
Below is a detailed breakdown of what they actually do on a daily, monthly, and annual basis.
1. Governance and Administrative Support
Strata managers ensure the Body Corporate operates within the law and according to its operational rules.
This includes:
- Preparing and managing AGMs and committee meetings, including agendas, minutes, motions, and voting processes.
- Maintaining statutory records (as required by the Unit Titles Regulations 2011).
- Ensuring compliance with the Unit Titles Act 2010, the Health and Safety at Work Act 2015, and relevant local authority requirements.
- Advising the committee on governance best practices, conflict resolution, and procedural fairness.
- Managing communication between the committee and owners, ensuring transparency and clarity.
For Community Managers, this means having a trusted partner who can produce committee-ready documents, accurate minutes, and compliance guidance they can confidently present to stakeholders.
2. Financial Management and Budgeting
Financial oversight is one of the most critical aspects of strata management. Poor budgeting or confusing reporting can lead to levy increases, underfunded maintenance, and owner disputes.
A Strata Body Corporate Manager typically handles:
- Annual budgeting, including operational expenses, maintenance, utilities, and professional fees.
- Levy collection and arrears management.
- Monthly or quarterly financial reporting for committees.
- Managing the long-term maintenance fund (LTMF) and preparing funding forecasts.
- Working alongside auditors, insurers, valuers, and accountants to ensure financial accuracy and transparency.
For property owners with units in multiple regions, this financial clarity is essential. They need accurate projections, clean audits, and long-term planning data that support both yield and capital growth.
3. Maintenance Coordination and Asset Planning
Strata managers ensure the building is safe, functional, and well-maintained, not just today, but decades into the future.
Key responsibilities include:
- Coordinating day-to-day maintenance and repairs.
- Scheduling preventative maintenance to reduce long-term costs.
- Managing contractors and ensuring appropriate qualifications and health and safety compliance.
- Developing or supporting 10-year maintenance plans, now a requirement under the Unit Titles Amendment Act 2022.
- Collaborating with engineers, roofers, HVAC specialists, and building surveyors for major works.
- Monitoring building performance and advising committees on upcoming capex needs.
This is where Hallmark & Stone’s Facilities Management integration stands out. Every building has a dedicated facilities professional supporting the strata manager, something most NZ management companies do not provide.
This integration directly addresses the biggest pain points: reactive fixes, avoidable costs, and a lack of long-term planning.
4. Insurance Placement and Claims Management
Because unit title buildings require specialised insurance policies, strata managers:
- Source, review, and renew insurance policies.
- Work with brokers to ensure correct valuation and adequate cover.
- Assist with filing and managing insurance claims.
- Advise committees on excesses, reinstatement valuations, risk exposure, and premium changes.
Given the rise in insurance premiums across NZ, especially in Wellington, this is a major part of a manager’s job and a key risk area for owners.
5. Compliance and Risk Management
Strata managers help the Body Corporate fulfil its legal obligations by:
- Ensuring documentation for the Building Warrant of Fitness (BWOF) is complete and up to date.
- Maintaining compliance registers and safety schedules (SS1–SS14).
- Overseeing contractor health and safety inductions.
- Advising on asbestos, fire safety systems, evacuation procedures, and seismic requirements.
- Coordinating remedial works for non-compliance issues.
For ageing buildings, especially across Wellington, this reduces the risk of costly surprises and regulatory penalties.
6. Communication and Stakeholder Management
A large part of the role involves managing multiple stakeholders:
- Committees
- Owners
- Residents
- Contractors
- Developers (for new buildings transitioning from the initial period)
- Local authorities
Strata managers provide:
- Owner communications and updates
- Multi-channel coordination (email, portals, emergency lines)
- Meeting facilitation
- Issue management and conflict resolution
Clear communication is often the #1 reason bodies corporate choose to switch providers.
Read more: How to Switch Strata Body Corporate Managers the Right Way: Expert Advice from Hallmark & Stone
Strata Body Corporate Manager vs. Property Manager: What’s the Difference?
A common misconception is that strata managers and property managers do similar jobs.
They don’t.
| Strata Body Corporate Manager | Property Manager |
| Represents the Body Corporate | Represents the property owner |
| Oversees communal assets, governance, insurance, and compliance | Oversees tenancy, rent, inspections, and tenancy law |
| Focuses on entire building performance | Focuses on individual units |
| Manages maintenance of shared spaces (lifts, roofing, fire systems) | Manages maintenance inside a rental unit |
| Supports committees and owners collectively | Supports landlords individually |
Both professionals play important roles, but they serve different clients and objectives.
How to Choose the Right Strata Body Corporate Manager
Choosing the right manager is a strategic decision that affects the next decade of your building’s performance.
Here are the most important selection criteria:
1. Proven Expertise in Multi-Unit Governance
Experience with complex buildings, compliance frameworks, and large body corporate governance is essential.
2. Integrated Facilities Management
Most companies outsource maintenance oversight. Hallmark & Stone integrates it, increasing accountability and reducing costs.
3. Transparent Financial Reporting
Clear, audit-ready reports reduce conflict and support levy planning.
4. Asset Planning Capability
Your manager should support or produce 10-year+ maintenance and lifecycle plans.
5. Strong Communication Systems
Portals, ticketing systems, dashboards, and structured reporting matter.
6. Compliance Strength
With tightening legislation, buildings must partner with managers who take compliance seriously, not reactively.
Conclusion
Strata Body Corporate Managers play a central role in the life, health, and value of multi-unit buildings across New Zealand. Their responsibilities extend far beyond basic administration; they act as governance advisors, financial stewards, compliance specialists, facilitators, and asset planners.
For committees, owner-occupiers, and investors, choosing the right strata management partner is essential for long-term building resilience and value.
Hallmark & Stone stands apart in the NZ market through its integrated facilities management model, compliance-first approach, and deep experience with Wellington’s most complex buildings.
If you’re ready to assess your existing management or explore a transition, our team is here to help.
Frequently Asked Questions
Are strata body corporate managers involved in insurance?
Yes. They assist with sourcing insurance quotes, providing valuations, coordinating renewals, and managing claims, ensuring the Body Corporate meets legal and lender requirements.
How do strata body corporate managers handle finances?
They prepare annual budgets, issue levies, manage arrears, reconcile accounts, and provide regular financial reporting. They also manage the long-term maintenance fund and capital expenditure forecasting.
Do strata body corporate managers handle maintenance issues?
Yes. They coordinate repairs, engage contractors, schedule preventative maintenance, and seek specialist advice for major works. At Hallmark & Stone, this is strengthened by an in-house facilities management team, offering unmatched oversight and efficiency.
