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Strata Management

A Professional & Proficient Management Service. 

Strata Management! What does it mean and what does a Strata Manager do?

These are common questions we hear from the public today. Our feedback suggests that in today’s society there is much confusion and uncertainty about the role of a strata manager. Furthermore, the profession of a strata manager is not yet accredited despite the existence of the Strata Titles Act. In our view, this has resulted in many different attitudes and methods being applied to the management practice. Invariably, this has led to lower than acceptable standards of competency and professionalism tarnishing the industry.

At O'Neil Real Estate, we aim to deliver a simple yet thorough management service offering high levels of professionalism, efficiency and reliability. Ongoing education and training is critical to keep abreast of legislation changes and coupled with state of the art software and stringent procedures we will deliver an unrivalled level of service. That is our commitment to you!

Ask to speak to our Department Manager today for more information.

Service Guarantee

Our commitment is to strive towards providing you with the highest standard of service. Promises are easily made and just as easily forgotten. We believe that you should only ever make promises you can keep. We believe that we are unique to make these commitments through our service guarantee.

  • To respond to your telephone calls within 24 hours
  • To respond to fax and email requests with 24 hours
  • To not make excuses but provide solutions
  • To prepare all documentation in accordance with the Strata Titles Act
  • To maintain all financial records of the strata company as required by the Strata Titles Act
  • To ensure that all common property is maintained in good & serviceable repair
  • To ensure that all building structures within a strata scheme are adequately insured
  • To control & manage common property for the benefit of all proprietors
  • To enforce the by-laws of the strata company
  • To arrange and register changes to by-laws
  • To carry out an on-site review at the each complex at least twice a year
  • To carry out an Annual General Meeting for the complex once a year
  • To monitor levy arrears on a regular basis and promptly issue the appropriate notices
  • To have a thorough knowledge of the Anti-Discrimination and Privacy Act
  • To administer all funds through an audited trust account
  • To use a quality system with checklists to reduce human error

How to Increase the Value of Your Strata Complex?

  • Choose an agent that understands the importance of property presentation.
  • Choose an agent that will focus on preventative maintenance to reduce extensive and expensive repairs being carried out.
  • Choose an agent that is going to give you value added feedback on renovations and improvements during inspections to optimise capital growth.
  • Choose an agent that knows the Strata Titles Act and how to apply it.
  • Choose an agent that understands the importance of timely levy payments and will pursue unpaid levies to ensure that your building is financially secure.
  • Choose an agent that can guide you through the process of increasing your property portfolio and net wealth.
  • Choose an agent that is focused on the needs of your complex!.

How to Choose a Strata Manager?

A strata manager is a title given to someone who is focused on managing your asset not just the property. How do you choose a strata manager?

When selecting a strata manager you need to choose someone who knows the complexities of the Strata Titles Act and is confident in applying the law. You need to choose someone who will pay attention to the finer details and continually strives to provide a professional, efficient and reliable service to the owners of your strata complex.

Education, ongoing training programs and seminars are also important for a strata manager to keep abreast of changing legislation and market conditions. Our strata management team is experienced in all areas of strata management and our ongoing training ensures that you are receiving the very BEST service available.

BEWARE of cheap fees! If an agency is offering a discounted fee, you can be sure they will also be offering a discounted service.


Insurance of all building structures at any Strata Complex is a legal requirement under the Strata Titles Act.

As part of our service as managing agents, and in accordance with your instruction, we obtain quotes, place and renew insurance policies ensuring that public liability & workers compensation requirements are also met. We will also prepare any insurance claims on behalf of the body corporate and follow up payment of any outstanding claims.

Accounting and Administration

administrationThe financial management of your strata complex is paramount to ensuring your asset is secure and well represented.

An individual account is set up for each strata complex within our computerised accounts package specifically designed for strata management. This allows us to have comprehensive information relating to your building at our fingertips.

Our accounting services include:

  • Establishing annual budgets for the administrative and sinking funds
  • Invoicing & collection of strata levies as agreed by the Body Corporate
  • Monitoring & pursuing unpaid levies and arranging for the recovery of levy arrears
  • Arranging routine maintenance of buildings & common property areas & paying invoices
  • Arranging for the preparation and lodgment of BAS returns (where applicable)
  • Arranging for the preparation and lodgment of annual tax returns
  • Maintain corporations funds in agent’s statutory trust account that is audited at least once a year

Our Strata Manager is backed up by a full time assistant who handles the day to day administrative duties. These include:

  • Preparing & distributing levy & sinking fund invoices
  • Preparing & distributing notices for Annual General Meetings, extraordinary and other meetings
  • Attending all meetings and recording accurate meeting minutes
  • Attending to routine written and oral communications
  • Maintaining the strata roll
  • Maintaining the common seal

On Site Attendance

Our strata management team regularly attends the complex on behalf of the body corporate to ensure that the common areas are being maintained.

During these visit we conduct a general check of the complex.  Should any major maintenance be required, the council of owners will be contacted immediately.

A lack of maintenance on the property not only hinders capital growth of the investment, but also could lead to an injury claim.


The Strata Tiles Act requires the strata company to ensure that all common property is maintained, repaired and replaced where required.

We only engage tradespeople who meet our office’s high standard. They must be licensed and they must have public liability insurance cover to protect the owners of the body corporate.

If at any time we are not satisfied with the quality of the workmanship we will instruct the tradesperson to rectify the problem immediately.

The neglect of minor repairs will always lead to major (and more costly) repairs at a later date. Our maintenance program will ensure that problems are rectified quickly at a competitive price.

Strata Management Systems and Procedures

Our office takes Strata Management seriously and for this reason we have invested a considerable amount of time and money designing comprehensive systems & procedures within the Strata Department.

We have a work environment of checklists and procedure forms to ensure that each task is carried out correctly and in accordance with the law.

This system allows our department to operate with very minimal room for error.

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