Every strata manager in Perth, Western Australia (WA), administers their duties in accordance with the Strata Titles Act (STA) of 1985 and its subsequent amendments.
Here’s a brief breakdown of just a few of their key duties:
Financial Management
As per Section 100 of the STA, one of the key responsibilities of a strata manager is preparing and managing the financial accounts of the strata company. This includes ensuring that annual budgets for the strata scheme are prepared.
The strata manager is also responsible for collecting levies from property owners within the scheme to ensure ongoing maintenance and operations. Other important responsibilities include managing the administrative and reserve funds in separate accounts, ensuring they are allocated as needed for regular maintenance and long-term development of the property.
Maintenance and Repairs
Another core responsibility of a strata manager is ensuring that the common property is kept in good condition through regular maintenance and repairs.
If contractors or service providers need to be engaged, the strata manager is expected to handle this and ensure compliance with safety and quality standards.
Section 100(2)(a) of the STA stipulates that the strata manager is required to prepare and implement a 10-year maintenance plan.
Insurance Management
The strata scheme must have adequate insurance coverage to protect it from any potential unforeseen events. The strata manager is responsible for arranging and maintaining this in accordance with Section 97 of the STA.
Under the law, the strata scheme must have building insurance that covers the full replacement value of the property. The strata manager must also ensure that public liability insurance is maintained to cover any injuries that might occur on common property.
Furthermore, the strata manager must handle any insurance claims submitted on behalf of lot owners and ensure that timely repairs are carried out when needed.
By-Law Enforcement
The strata manager is responsible for ensuring that all the owners and tenants within the strata scheme comply with relevant by-laws, monitoring continuously for any breaches. This includes managing issues such as noise disturbances, parking violations, or any improper use of the property.
If there are breaches, notices are required to be issued, and the Council of Owners must be engaged to ensure disputes are resolved in a timely manner.
Section 42 of the STA grants strata managers the power to enforce the by-laws, while Section 123 provides mechanisms for dispute resolution.
Records and Meetings
Another responsibility of the strata manager is to ensure that general meetings are held and accurate records of all meetings and decisions are kept.
This includes preparing meeting agendas, distributing them to owners in advance, recording minutes, and providing copies of these minutes to all lot owners in compliance with Section 101 of the STA.
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