Best Strata & Property Management Services
Victoria Body Corporate Services 🏆 2026
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Viti Smith assisted my enquiry in a very prompt and efficient manner, thank you Viti
Ernst Body Corporate Management 🏆 2026
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AVOID ERNST. especially Gold coast office. Put a motion in agm and get another company that wont rip you OFF !!
Getawayz NSW
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We had such a great stay at Hidden Valley Eco Lodge. The location is absolutely stunning — surrounded by nature and incredibly peaceful. It was… Read more
exactly what we needed to switch off and enjoy a proper off-grid weekend.
The lodge itself had everything we needed, and the whole experience felt relaxing from the moment we arrived. Waking up to the quiet and the views was a real highlight.
We’d definitely love to come back again and would highly recommend it to anyone looking to disconnect and recharge.
Strata Title Management Group (STM) 🏆 2026
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Troy Doheny is a great asset to the team!! So approachable, helpful and patient, explaining documentation to me as I am not tech savvy.
Found them friendly, approachable and very helpful. Very professional in their dealings.
Netstrata
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Netstrata seems more focused on managing their online reputation and posting "positive" fake reviews than addressing critical building safety… Read more
violations. My apartment suffered a major internal pipe burst because Netstrata failed to manage the building's water pressure. A licensed plumbing inspection confirmed the static water pressure was approx. 752 kPa, which significantly exceeds the Australian Standard limit of 500 kPa (AS/NZS 3500). Despite providing clear evidence that this is a systemic infrastructure issue (the leak occurred on a shared wall back-to-back with the common water room): • Netstrata refused to investigate and simply told me to "go to Fair Trading or NCAT." • Obstruction of Evidence: They refused to preserve or provide CCTV footage of the common water room during the leak, claiming the cameras were "broken" or "not for that purpose." • Hiding Maintenance History: They denied my request for the building's plumbing history, despite multiple major leaks occurring in the same area last year. I have already reported this to NSW Fair Trading, SafeWork NSW, Bayside Council, and the Minister for Fair Trading. I have all plumbing reports and evidence ready to share with anyone considering their services. Stop bullying lot owners and start complying with Section 106 of the Strata Schemes Management Act.
Challenge Strata Management
Katie Naish has been great to deal with and responds promptly to questions and follows up quotes. I’m extremely pleased that she’s doing such a great job for us, in what can be a frustrating and difficult field.
SSKB Strata Managers
Contacted them on 20/1/25 to request a quote. Haven't heard a word back. Doesn't bode well for their customer service.
Thank you for your feedback, and we… Read more
I am new to the workings of body corporates. However, working with the team at Strata Data Group is making my transition from novice, to having a… Read more
better understanding of systems and processes, very easy. Receiving electronic notifications and correspondence, that i respond to matters in a timely way, in the context of an otherwise, busy life.
Shout out to Vicky Sheldon for always being so helpful and professional.
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worst ever customer service and so frustrating to deal with BCS strata, they don't return calls or emails. They just want their clients to give up and go away.
Hi Mick, Thank you for getting in touch.… Read more (+4 replies)
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Our owners corp manager, Amanda Flanagan is a pleasure to work with and professional and reliable. Always prompt in responding to emails and proactive in addressing any concerns.
Propper
Avoid at all cost!!! – Do not choose this company, they will not care about your property. They will rent your house to anyone as long as they get their commission.
Hometime
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I recently rented a property through booking.com which is listed by this abortion of a company. Where do I start. Pre arrival to accommodation - … Read more
Firstly they Requesting clicking on links entering credit card details… Their communication is the worst I have ever received from an Australian company- correction global company.
I arrived at the accommodation.
Electrical circuit tripping continuously Filth in the fridge Apartment filthy in general
I tried to call the Hometime number with no answer. Booking.com also tried to contact the hometime who have refused a refund…… and just to note hometime did not reply or answer one call to any of their phone numbers, even after hours emergency ….
This is beyond illegal, they have no care of the safety of guests. I will be lodging complaint with fair trading. Stay clear and do not use them for your property listing
Hi Rhys, We're really sorry to hear about your… Read more
Knowledgable advice, but sometimes slow in response to phone calls
Good Afternoon Bryan, Thank you for taking the… Read more
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Strata 86502 Our strata manager Nicole Kazzi, has been outstanding in her ability to attend to all our queries and complaints (not too many ) and… Read more
is approachable and always available to takes my calls and explain certain issues to me. Nothing is too much trouble. Thank you for the opportunity to voice my satisfaction. Also your receptionists are always friendly and helpful.
regards
Gloria Unit 502
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Ms Jessica Duong, Strata Manager of Westside Strata Management, is a highly professional staff who is friendly and eager to resolve issues among… Read more
residents under her management. She is pro-active and never afraid to tackle difficult matters. We are delighted to have her as our strata manager.
Great service and professionalism – Our Strata Manager, Christina Ozekin is always willing to assist and support with a high level of professionalism and knowledge ensuring situations are well addressed and resolved.
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KBW have been our property managers from purchacing our unit in 2017 to the sale in 2026. I had two managers Bob and Nuwan, who have helped me navigate our agenda items professionally. Thanks Bob and Nuwan
MadeComfy 🏆 2026
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Just went to a property booked through booking.com managed by am agent and communication through madecomfy. Went to check into waterfront apartment… Read more
to find no electricity, try to get hold of madecomfy was a nightmare., a lovely cleaning lady contacted the agent who then in turn contacted owner, origin energy and madecomfy who phoned me to say "find other accommodation.and send us the receipt". They were rude, not helpful, could hardly speak English. The agent sorted this issue out, but would.never have anything to do with Madecomfy ever again. The end result we never got to stay in the waterfront apartment that we chose and paid for, and no compensation or apology from Madecomfy at all, extremely poor
GK Strata has been our strata manager for around 20 years. I have been a member of the strata committee for all of those years and highly commend GK… Read more
Strata, and particularly our strata consultant, Daniel Russell-Cooper for the professional manner in which our strata management needs are met. Daniel is highly client-focused, always willing to take your call and to give objective constructive advice. His knowledge of NSW strata law and its application is first rate especially, as in recent years our strata plan has undergone several complicated major projects and we could not have had such successful outcomes if it were not for Daniel's invaluable contributions. More recently, Daniel has been needed to attend and chair our committee meetings and, being a good listener and having had extensive experience dealing with numerous others strata plans, his advice and counsel are well-respected and highly-regarded by my fellow committee members. Doreen Cheong
CHU
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Unacceptable delays – 18+ months with no resolution I have been dealing with an unresolved insurance matter with CHU for over a year and a half, and… Read more
not a single issue has been fixed. Despite repeated follow-ups and attempts to progress the claim, there has been no meaningful action or resolution. The lack of urgency, accountability, and effective claims management has been extremely disappointing and has caused ongoing stress and disruption. As a result, the matter has now been escalated to AFCA, and I will also be pursuing legal options to seek resolution. Based on my experience, I cannot recommend CHU to anyone expecting timely, professional, or effective claims handling.
Hi Caleb, Thank you for taking the time to share your… Read more (+2 replies)
Review of Jana Antelmann – Jana has been looking after us in Manly for 9 months. We were quite disillusioned with our experience up to that time. She is efficient and I feel… Read more
that she is always there despite our property having only 6 owners. Her advice is prompt, clear and delivered efficiently. Very pleasant to deal with and professional going the extra. Thank you
Jillian Hull is our strata manager. In amongst some extremely challenging issues and problematic neighbours she has been a reliable and professional source of assistance and help. We're thankful for her support
Shanee Mulhearn always responds promptly to facilities issues and makes arrangements for necessary works to be carried out quickly . Facilities management is one of the difficult jobs in Strata Management .
What an incompetent run establishment. Georgia, n Jody, couldn't organise a fun run. I wouldn't trust them with a homeless rat. I rented a house thru… Read more
them n was a single tenant, rent always before due date, I kept a very clean home, the house was already run down when I moved in n needed fixing up, hence why the rent was cheap, I did alot of fixing it up myself, which wasn't a problem as I had to live there, trying to call them was nxt to impossible n got answering machines. They changed their account number for where the rent was ment to be paid into, n when I finally got thru to get the new account, was told they didn't know it n recommend I direct debit, I manually do things n don't trust direct debit. After finally getting the account number of of them, that apparently they didn't know it, it was sorted, my lease ran up n decided to move to a nicer home, with a more reliable real estate, after cleaning the house from top to bottom, I got an email, stating $2500 in repairs that was already there when I moved in, as I had photos, as soon as I sent them thru the photos, they wanted $1000 for a professional bond clean, as I never paid a bond on the condition what the house looked like when I moved in, sent those photos in aswell, I had left the kitchen drawers open when I had cleaned them to air out n dry, then get an email wanting me to go back to the property to close them, also I must've missed a speck of dust on the outside of the kitchen screen, which had holes n rips in it, from wen I moved in, n I had photos of that aswell, wanted to charge me $50 for a small window screen. I called the RTA n they told me to not worry about it, as I had never paid a bond. I never heard back from them again. They should be embarrassed.
Stratarama
Stratarama, particularly Lionel Colaco, was always helpful to our community title group. He explained all details clearly and organized any property maintenance issues promptly. He comes highly recommended.
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Barbara managed the rental of my apartment in Melbourne. She gave great advice and set my expectations clearly. All the processes for property… Read more
management were handled professionally and I felt comfortable that both my tenant and I were being well looked after. The staff at Dingle were all very nice and happy to help.
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Fast remittance on the invoices. Reliable and trustworthy customer. Happy to working with your business. Thank you.
We are very happy with our building manager at Merchant, Vlad Kupershteyn. He is always very pleasant, pro-active and not afraid to get his hands… Read more
dirty when required. Vlad interacts very well with all our occupiers and has a positive working relationship with the staff at Bar Merchant, our coffee shop/bar located in the lobby.
What is strata in property?
Strata in property refers to a system of shared property ownership. It’s often a system that comes into play when residential or commercial property is divided into distinct private areas and shared areas.
For example, you often see strata title schemes in the following types of properties: Apartment complexes, townhouses, duplexes, retirement villages, and commercial buildings where companies rent out offices.
There are two kinds of ownership in a strata title scheme:
Individual ownership
This refers to the private space you own, and is also known as an ‘individual lot.’ For example, if you own a unit in a multi-storey apartment complex, this is privately owned by you (and anyone else on the mortgage). It’s not shared by your neighbour or the guy downstairs playing his drums too loud past midnight (luckily).
Shared ownership
This is what makes a strata title scheme strata. You and the other residents of the complex will share ownership of what’s known as ‘common property’ in the building. With this ownership comes both additional rights and responsibilities that you wouldn’t normally have if you lived in a house.
How does strata work?
When you buy a property that operates under a strata title scheme, you automatically become a member of what’s called the owner’s corporation, or body corporate. Together, the individual members of a body corporate collectively own the common property. These communal areas may be used by both residents/ owners and the general public.
Common property includes but is not limited to: shared gardens, driveways, pathways, stairways, carparks, pools, elevators and lobby areas.
Tenants responsibilities
Upkeep of common areas
This may include, for example, paying for a gardener to mow the shared lawns, or organising for a pool cleaner to come and periodically make the pool pleasantly swimmable. Or, it could involve paying for a facilities manager who single-handedly organises maintenance and repairs of common property.
Paying strata fees
These go towards the ongoing costs of running the building, and are usually charged in the form of a quarterly levy. This includes:
- Administrative fund levies: such as include paying for shared utilities and other daily expenses, like the electricity bill for foyer areas or elevators.
- Contributing to a sinking fund: The sinking fund covers larger expensives, such as roof repairs or getting new tiles. (If you’re familiar with the Barefoot Investor’s buckets, this is like the Fire Extinguisher bucket for strata).
- Special levy: Occassionally, a special levy may be charged as a one-off, to cover the cost of extremely high, unforeseen expenses. An example is fixing a roof that caved in over a hallway, because of severe storm damage.
Deciding how to manage their strata title scheme
This is ultimately up to the members of the body corporate. Since strata can be a bit of a beast in terms of compliance and legal requirements (it’s a type of property ownership, after all), many owners’ corporation’s decide to enlist the services of a professional strata management company to help them.
What is strata management?
A strata manager is a person whose job it is to carry out the day-to-day running of a strata title development. This can involve overseeing the entire operation, including the mixed bag of tasks - from administrative, to financial, to legal duties. Or it can involve a careful selection of duties that the body corporate sets out, then pays the strata manager to perform.
Strata managers are appointed by an owner's corporation after a formal vote is taken, typically at the owner's corporation's AGM.
A strata manager (usually an employee of a company that offers strata management services) is hired by, and works for, an owner’s corporation. Their duties are wide in scope, and most will be able to help with the following tasks.
Duties of a strata manager
- Administrative: Organises meetings, such as the AGM, committee meetings, and any special meetings, handles communications with third parties to do with repairs and maintenance, maintains an owners corporation register, schedules periodic maintenance to ensure the building remains in good health and safety.
- Financial: Arranges for strata insurance, handles payment of levies and all related matters (e.g. preparing invoices, collecting arrears), puts together budgets and financial statements.
- Legal: Resolves disputes concerning any by-laws (the internal rules governing how members are allowed to use shared property, like parking spaces), deals with orders, submissions, appeals.
What to look for in a strata company
Minimum requirements
While there are no formal educational requirements to become a strata manager, the individual or company you choose should have the following when it comes to being considered a forerunner for the job.
- Strata Manager's Licence with the relevant government body in the state they're operating in, such as Fair Trading NSW.
- Professional indemnity insurance cover means that if you suffer any financial or physical loss as a result of professional advice, insurance makes it more likely you'll be able to get damages awarded in your favour.
- Professional development courses should be regularly attended, so they can stay up-to-date on any changes in the law when it comes to managing strata title.
- Membership of a professional organisation such as the Strata Community Australia can also be helpful, as this will help strata managers stay current, and also give them a professional network of peers.
Experience
Since there's no formal compulsory training required for strata managers, the amount of experience a prospective manager has can make all the difference.
Strata managers need to perform a broad range of tasks on a daily basis, and as a result they should have experience in finance, commerce, accounting, administration and understanding legislative requirements.
In addition to this general experience, look for someone who has specific experience managing your type of building (for example, residential, commercial or mixed), as well as experience managing the various facilities onsite.
If it's not clear from a strata agent's resume or portfolio how much - or what type - of experience they have, remember you and other body corporate members can interview them to make sure they're suitably experienced for the job.
Good communication
This goes hand-in-hand with professional integrity, and broadly includes handling the affairs concerning your strata title property with care and commitment.
It includes replying to phone calls or messages on time, and always keeping the body corporate in the loop when communicating with third parties, for example concerning the upkeep of common property. Above all, your strata manager should give you the reasonable impression that they care about their work and take it seriously.
Clear documentation
Having an strata agency agreement is really important. It sets out clear expectations on the duties required of a strata manager, and those duties belonging to a body corporate. It ensures the two parties to the agreement are on the same page.
It includes terms such as the ‘service levels’ that must be performed by a strata manager. These will likely fall within the scope of a strata manager’s usual work, but sets parameters. For example, a strata agent can be required to respond to requests from tenants about maintenance jobs within 2 days.
The strata agency agreement is also a good place to delegate responsibilities between a strata manager and the body corporate. You might choose to hire a strata manager, but only for some tasks - which reduces fees.
Location
Choose a strata manager or strata management company that's physically close to your building's location. Since a lot of a strata agent's work is to do with the day-to-day running of the property, it's going to be much more helpful if they can actually come to the site. This may be to do inspections, check facilities for repair status, or respond to a property-related emergency.
It also gives an edge to someone who just has skills in property management, as the strata agent will have local familiarity with tradespersons, which can prove handy when scheduling and organising upkeep (including repairs and maintenance) at an affordable price.
Price
Strata management companies are competitive businesses at the end of the day, so they don't all charge the same rate. Brand and industry reputation will play some part in this, but mainly the price discrepancy is due to the range of services that different strata managers offer.
It's not a one-size-fits-all approach, since every property is different. The services you opt for (and the invoice total you ultimately receive) will depend on your specific property, as well as its size and purpose. It also depends on how much work the body corporate is willing to put in themselves, or source out to other staff members, like a facilities managers.
Can you self manage strata?
The short answer is yes, you can. There’s no law that states that body corporate members of a strata title development must hire a strata management company.
However, the decision to choose a self-managed strata scheme should be a mutual decision, ideally after taking a vote with members of the body corporate.
Partly self-managed strata
Your strata title scheme doesn’t have to be either completely self-managed or professionally managed - you can have a combination of the two.
Usually this will involve hiring a strata manager to perform a record keeping service. This leaves the paperwork, finance and accounting tasks, as well as legal compliance requirements to a strata manager. The rest is left up to the owner’s corporation, and will typically involve the day-to-day running and upkeep of the property.
Having a clearly drafted strata agency agreement in place makes it easy to set out who is responsible for what. It also provides a good reference point in future should a dispute or other uncertainty about the division of management tasks arise.
Wrapping up
Whether you choose to hire a strata management company or self-manage your strata title development, having a solid understanding of the sometimes-complex requirements that go into achieving a smoothly operating strata title development is important. For most body corporates, having a professional to do at least some of the tasks is really helpful, and it saves tenants a great deal of time and self-learning.
Good afternoon, Vince T.. Thank… Read more