Strata management (also called body corporate management in Queensland) refers to the administration of common property within a strata scheme or community titles scheme. This includes shared spaces such as driveways, lifts, gardens, gyms, and building exteriors.
Strata managers are appointed by the Body Corporate, which represents all lot owners, to manage these shared responsibilities under the Body Corporate and Community Management Act 1997 (BCCM Act).
Typical strata manager responsibilities include:
- Financial Management – Setting budgets, collecting levies, paying invoices, and preparing financial statements for the committee to consider and submit to all owners at the at the Annual General Meeting.
- Meetings & Records – Organising meetings (AGMs, EGMs), preparing and distributing minutes, and maintaining records.
- Maintains – The body corporate records in accordance with the legislative requirements on behalf of the body corporate, cannot decide to spend money unilaterally.
- Insurance – Places the insurance and pays the invoice as per the instructions of the body corporate.
Who hires a strata manager?
The Body Corporate, acting on behalf of all lot owners, hires the strata manager to look after the shared property, not your individual unit or house.
What Is Property Management in Queensland?
Property management focuses on an individual dwelling, usually a rental investment. A property manager acts as the intermediary between a landlord and tenant and operates under the Residential Tenancies and Rooming Accommodation Act 2008 (RTRA Act).
Property manager duties include:
- Rent Collection – Ensuring timely rent payments and following up on arrears.
- Tenant Management – Advertising the property, screening tenants, handling lease agreements, and conducting inspections.
- Repairs & Maintenance – Coordinating repairs and ensuring the property remains in good condition.
- Legal Compliance – Managing bonds, lease renewals, and compliance with the RTRA Act.
- Reporting – Providing financial statements and updates to landlords.
Who hires a property manager?
An individual property owner hires a property manager to maintain their investment and maximise rental returns.
Strata vs Property Management: Key Differences
Although both roles involve property management, their focus and legal obligations are very different:
| Strata Management | Property Management | |
| Who they work for | Body Corporate (all lot owners) | Individual property owner |
| What they manage | Common property in a strata scheme | An individual unit, apartment, or house |
| Key Responsibilities | Financial management, administration and secretarial duties, meetings facilitation, maintaining records, ensuring up to date building insurance | Tenant management, rent collection, property maintenance |
| Legislation | Body Corporate and Community Management Act 1997 (BCCM) | Residential Tenancies and Rooming Accommodation Act |
If you would like to know more, you can refer to our conclusive list of key differences between the responsibility of the body corporate and that of a strata manager.
Do You Need Both in Queensland?
If you own an apartment or townhouse in a strata scheme and rent it out, the answer is yes.
- Your strata manager takes care of the building’s common property administration, financial management and record keeping.
- Your property manager looks after your individual property and tenants.
Both roles complement each other to keep your investment protected and stress-free.
Why Does This Difference Matter?
Misunderstanding these roles can lead to delays and confusion. For example, if a tenant reports a leaking roof, the property manager will likely contact the strata manager because it involves common property. Knowing who is responsible for what ensures issues are resolved faster.
In Queensland, strata management and property management play distinct but equally important roles. Strata managers oversee shared property and compliance for the entire scheme, while property managers handle tenant relationships and individual property care. If you’re an owner-investor, having both services is the best way to safeguard your property.
If you need assistance with your strata management, Archers is here to help! We know that each strata community is unique requiring a personal touch and needs
efficient systems to effectively navigate the life cycle of a property from inception through to major refurbishments and beyond.
In addition to our Body Corporate Management Services, we publish regular strata news to keep you informed, offer self-service forms to access your records and submit requests efficiently and provide answers to the most common queries in strata. Our Service Partners also provide your Safety Compliance, Utilities Management, Industry Education and Insurance needs meaning you won’t need to go anywhere else for your strata services – we are a true one-stop-shop.
Want to know more? Get in touch with us for a complimentary consultation.
FAQs: Strata Management vs Property Management in Queensland
Can one company provide both services?
Some companies offer both strata and property management, but they are usually handled by separate teams due to different legal requirements.
Who pays body corporate levies in Queensland, the owner, or the tenant?
The owner is responsible for paying body corporate levies. These cannot be passed on to tenants under Queensland law.
Can my property manager attend strata meetings on my behalf?
Yes, your property manager can attend meetings as your representative if you provide written authorisation.
Can a strata manager handle tenant disputes?
No, strata managers do not manage tenants. They only enforce by-laws relating to common property.
Why are strata fees separate from property management fees?
Because they fund different services, strata levies cover maintenance of common areas, while property management fees cover managing your individual property.