A strata company is created upon the registration of a strata plan at Landgate (the State Government land department). A strata company is made up of all the owners of the lots comprising the strata plan (also called the strata scheme). Each owner is a shareholder in the company.
The strata company’s obligations are to manage the common property, if any exists, for the benefit of all owners and to hold such meetings as are required by the Strata Titles Act 1985. The strata company is also required to enforce the by-laws. The strata council carries out the duties and obligations of the strata company.
Yes. A strata company is obliged to establish a fund for administrative expenses that, in the opinion of the company, is sufficient for the control and management of the common property and for the payment of insurance premiums and the discharge of any other obligations of the strata company, You are obliged to contribute to that fund by payment of a regular levy, usually quarterly.
You may also be obliged to contribute further money or pay another (special) levy if the strata company decides to establish a reserve fund for the purpose of accumulating funds to meet contingent expenses, other than those of a routine nature, and other major expenses if the strata company likely to arise in the future (eg. infrequent repairs such as roof replacement or renewing bitumen in parking lots or driveways).
The Strata Council is regarded as the board of directors of the strata company. Councillors are elected at general meetings. Strata companies have a range of duties and discretionary powers that are there to protect and promote the interests of all owners. An active council is the best way of ensuring that those duties are performed and those powers handled correctly. Any owner can be a councillor. The size of a council can be from 3 to 7 people. Meetings are held as and when required and as long as a quorum is achieved those present can exercise all council functions.
Generally any Strata Scheme with greater than 6 lots may require the services of a professional Strata Manager.
Yes, each Strata Manager is assigned a portfolio of properties that they deal with exclusively. Our staff structure is such that if the manager happens not to be available their Assistant Strata Manager will be able to handle your enquiries/maintenance requests. When your Manager is on leave then another Manager will cover during their absence.
Chambers Franklyn DO have their accounts voluntarily audited even though there is no requirement under the Strata Titles Act. Full financial reports are provided at the Annual General Meetings.
At present the Strata Title industry is not regulated in Western Australia.
A strata manager assists the strata company with the day-to-day administration of a strata scheme. They provide professional advice, coordinate maintenance, manage finances, arrange meetings, assist with legislative compliance and carry out the instructions of the strata company and Council of Owners. A strata manager does not own the property, make decisions independently or replace the authority of the strata company.
Owning property in a strata scheme comes with shared responsibilities. Maintaining common property, collecting levies, arranging insurance, complying with legislation and coordinating contractors can quickly become complex. Most strata companies appoint a professional strata manager to help manage these responsibilities efficiently.
Think of a strata manager as the professional administrator of the strata company. They provide advice, organise services and implement the decisions made by the owners or the Council of Owners.
Importantly, the strata manager works for the strata company, not the other way around.
A professional strata manager may assist with:
The exact services depend on the management agreement between the strata company and the strata manager.
One of the most common misunderstandings is that the strata manager "runs" the strata company.
In reality, many important decisions remain the responsibility of the owners or the Council of Owners.
Unless authorised, a strata manager generally cannot:
Their role is to implement decisions—not replace them.
The strata company is the legal entity responsible for managing the scheme.
Owners elect a Council of Owners to help administer the property between general meetings.
The strata manager acts on behalf of the strata company within the authority granted under the management agreement and the decisions made by the strata company or Council of Owners.
This governance structure helps ensure accountability and transparency.
Professional management offers several advantages:
Professional guidance also helps minimise disputes and ensures the strata company meets its legal obligations.
Before engaging a strata manager, consider asking:
False. The owners collectively own the common property through the strata company.
False. Their authority comes from the management agreement and decisions of the strata company.
Not entirely. The strata company is responsible for maintaining common property. The strata manager assists by organising and administering that work.
No. Small schemes can choose to self-manage, although many appoint a professional manager due to the complexity of legislation and administration.
Only where authority has been delegated by the strata company or Council of Owners under the management agreement.
The strata company appoints the strata manager under a written management agreement.
Yes. Subject to the terms of the management agreement and applicable legal requirements, the strata company can appoint a different manager.
At Chambers Franklyn, we believe great strata management is about more than administration. It is about helping communities thrive through transparent communication, sound governance, proactive maintenance and practical advice.
Our experienced team supports residential, commercial and mixed-use strata companies across Western Australia with tailored management solutions designed to protect your property and simplify strata living.
If you would like to learn more about our services or discuss your strata scheme, contact Chambers Franklyn today.
