Do You Need a Building Manager? It’s Not Just About Lot Count

A question that comes up a lot is: How many lots does a building need to have before it requires a building manager?

The answer might surprise you, since it’s not necessarily about lot count. It’s more about the amenity within the building.

Amenity Over Lot Count

In Canberra, we’re seeing a trend toward residential buildings that resemble commercial developments in terms of infrastructure and systems. These developments often include pools, gyms, lifts, security systems, and other shared amenities. They’re not just large, they’re intricate, and that complexity demands a more hands-on approach to management.

Traditional strata managers are well-equipped to handle financials, administration, and compliance. However, when it comes to day-to-day operations and maintenance, especially in high-density or feature-rich buildings, a dedicated building manager can make a significant difference.

When to Consider a Building Manager

It’s not just about having a pool or a rooftop garden. Buildings that require a building manager will typically have:

• Complex infrastructure and systems
• High volumes of shared amenities
• Ongoing or upcoming capital works projects
• A need for regular, on-site coordination of maintenance and contractors

Even older buildings may reach a point where the scale of maintenance, such as repainting, balcony repairs, or insurance-related works, makes a building manager a highly valuable asset.

Perhaps the best indication for the decision to instate a building manager is if the committee or ownership feel like they are navigating complex maintenance or capital works projects without the expert advice that could save them time and money.

Who Makes the Call?

There are a few pathways to appointing a building manager:

At Inception:

Developers may include a building manager from the outset, based on the building’s design and operational needs.

Retrospectively:

In some cases, a proactive owner or committee member may informally take on the role. When they move on, the gap becomes clear, and the owners corporation may opt to formalise the position.

By Consultation:

We regularly assess buildings and advise whether a building manager is appropriate. In some cases, a building manager may not be necessary right away, while in others, the need is immediate and clear.

Strata and Facilities Must Work Together

In many cases, a joint management model, where a strata manager and building manager work together, delivers the best outcomes. The strata manager focuses on governance, financials, and compliance, while the building manager oversees the physical asset and day-to-day operations.

This approach allows each professional to focus on their strengths, resulting in more efficient management and better service for residents. We’ve seen this model succeed time and again, with some buildings under our care for over 15 years using this structure.

If you’re unsure whether your building could benefit from a dedicated building manager, reach out for a tailored assessment and expert guidance.