The Best Strata Managers in Canberra

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Chris Miller – Managing Director of Vantage Strata, one of Canberra’s best strata managers. Photo: Region Media

If you own an apartment or town home in a complex or block of units, you likely have a strata management company handling legal and insurance compliance, building maintenance, common property matters, finances and more. Strata managers work on behalf of all owners in a complex or block and usually work closely with the Owner’s Corporation or Executive Committee.

Strata managers handling unit titled buildings have a wide range of responsibilities and must be licensed and insured. They must also meet their obligations under relevant federal and state/territory legislation.

If your own property in a strata complex you’ll understand the importance of the work strata managers handle on your behalf.

In this article, we’ll outline the qualities considering when choosing a strata manager, and share where to find the best in Canberra.

What makes a great strata manager?

Choosing the right strata management company can give you peace of mind, maximise the value of your property investment and ensure the environment surrounding your property is safe and well maintained.

It can be helpful to keep the following in mind when choosing a strata manager.

  • Proper qualifications. You’ll want a strata manager who is properly qualified, licensed and insured to do the job, and do it well. Check out credentials and qualifications on strata management company websites or call them to discuss their offering and points of difference.
  • Number of properties. Some strata management operators are bigger than others and some look after a high-volume of units. Ask how many units the company manages and how many staff they have on board to back up their service, so you don’t get locked in to inefficient or unresponsive service.
  • Expertise and experience. In addition to formal qualifications, you’ll want to be confident that your strata manager has depth of experience, especially important given the breadth of their responsibilities and the complexities of managing a strata.
  • Financial expertise. If your strata manager is going to manage your building’s financials, make sure they have the knowledge and skills to do so well. You want funds spent wisely and with value-for-money in mind.
  • Quality service. Ask your strata management what procedures and processes they have in place for providing quality and responsive service. Also ask about their response and turnaround times so you know what you can reasonably expect.

The best strata managers in Canberra

RiotACT’s editorial team has combed through 20 years of on-site comments to compile a list of the most recommended businesses according to you.

To be listed in our Best of Canberra series, each business needs to have consistently received positive feedback on RiotACT and Facebook as well as maintaining a minimum average of 4/5 stars on Google.

Vantage Strata

Vantage Strata

The team at Vantage Strata provides the full range of strata, facilities and building management services. With property knowledge and expertise spanning decades, Vantage Strata takes full responsibility for all facets of strata management, including in high density and mixed-use communities. All strata managers have specialised knowledge on unit titles legislation and communication.

Vantage Strata provides comprehensive end-to-end services for executive committees, owners and tenants. The team of strata managers draws on extensive industry knowledge and is committed to outstanding results.

Strata developments are much more than bricks and mortar. Vantage Strata believes that the properties forming each strata are living, breathing communities requiring a proactive, not reactive, management approach.

Vantage Strata’s structure ensures short turnaround times and high levels of efficiency (never inadequate service levels). The business consistently achieves above industry standards in key service metrics because of its building to strata management ratio, units to strata management ratio and the number of support staff underpinning operations. This guarantees that strata managers are never overloaded but rather free to provide proactive and specialist advice to executive committees and owners corporations.

At Vantage Strata specialised tasks are centralised for maximum efficiency. This enables strata managers to dedicate their time to providing advice, innovative solutions, effective communications, sound reporting and detailed application of relevant unit titles legislation.

James Morris wrote on Google, “One of the best strata management companies in Canberra. Extremely helpful and always happy to assist.”

90/43 Constitution Avenue
Reid ACT 2612

LMM Solutions

LMM Solutions provides strata managements services that are proactive, attentive and in line with international ISO9001 Quality Management Standards. The qualified team keeps customers informed and guarantees consistent service and follow up.

Ann Menzies wrote on Google, “Three years ago and after considerable research, our complex decided to change to LMM … All members of LMM act quickly on issues and provide good advice … even resolving some matters our previous managers failed to address.”

Signature Strata

Signature Strata provides trusted and quality assured strata management services. The team’s combined expertise and experience spans more than 50 years. Signature Strata offers professional, practiced and knowledgeable services to various strata community sizes and classes including residential, commercial and mixed-use schemes. All strata management services are backed by local knowledge.

On Facebook, Sheryle Moon wrote, “Excellent experiences dealing with the Signature Strata folks.”

Grady Strata

Grady Strata and Facilities offers comprehensive strata, facilities and building management services for residential and mixed-use complexes. Its unique service model makes property management easy and convenient for executive committees and body corporate members. Grady’s one-stop service deals with issues as required 24-7. Locally owned, Grady’s team of experienced professional property managers strive to exceed expectations.

Graham Windsor wrote on Google, “Grady Strata recently took over our apartment building and the property has improved tremendously since … Highly recommended.”

If you’re looking for more information on the difference between a strata manager and a property manager, you might like our article on the best property managers in Canberra.

Your experience with strata managers in Canberra

Thanks to our commenters who have provided insightful feedback. If you believe we have got it wrong, please let us know.

Have you had experience with any of the strata managers listed above? If so, share your feedback in the comments below.

Frequently Asked Questions

What’s the difference between strata managers and property managers?
Strata managers take care of multiple units in a “strata” or “unit title” complex. They do so on behalf of the owners of those units often working closely with an Owner’s Corporation or Executive Committee. Property managers handle individual, stand-alone properties on behalf of individual property owners.
What services do strata managers provide?
They provide a wide range of services, including handling legal and insurance compliance, building maintenance, common property matters and finances.
How do I choose a strata manager?
Do your research. Check out strata management company websites to see if they present professionally. Look for sound experience, expertise and qualifications. Interview a few strata managers and ask about the efficiency measures they have in place and ask them to describe how they are forward thinking and innovative. You can also check online reviews to see what others say.
Should our complex have a strata management agreement?
Definitely and the agreement should be detailed, clear and outline what your strata manager will do, how much their fees are and how they’ll be paid. The agreement should cover service levels, such as business operating hours and how the strata manager will handle out-of-hours emergencies. It should also specify if additional fees will be charged and, if so, for what. All owners should have a copy of the agreement.
Things fall through the cracks with our strata manager. How should we handle?
Review your management agreement and then talk and/or write to your strata management outlining all concerns and seeking a resolution for each. Don’t let things drag. If you continue to be unhappy, it could be time to change strata management companies.

What's Your Opinion?


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17 Responses to The Best Strata Managers in Canberra
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Jane Ma Jane Ma 10:59 pm 06 May 20

We are looking for a strata managers in Canberra. Can you recommend anyone?

    Karen Feng Karen Feng 1:02 pm 20 Aug 20

    I would NOT recommend Independent Strata Management. From all the past court cases I’ve been reading and also from my own experience I would say you can not depend on the strata managers and the strata management company. Its best to know the unit title management act 2011 like the back of your hand and also buy the “Guide to ACT strata law” by Kerin. Know your rights and do you best to make sure the strata managers and the executive committee isn’t doing anything that is going to get the entire owners corporation sue.

u3962521 u3962521 4:05 pm 17 Mar 20

I’m trying to get quotes now.
We have been with the same body corporate manager, ACT Strata since the place was built late 2008.
We just got a new account manager, and they seem run off their feet. It’s hard to get them to respond via email, when you call them I am told they are always out, you leave a message for them to call you back and 9/10 times they don’t
You really have to nag them to get repairs done. I’d be better off spending that time directly getting quotes from repairers and doing it ourselves as the owners
Examples with ACT Strata Management, even after two years of noting we need some painting done, it’s been two years and still the repair hasn’t been done. The building is sound, we have a good admin surplus and sinking fund, so we need to be doing preventative maintenance. Act strata just take out money and don’t do much with it. Looking for a change. So are other owners I believe

megaJames megaJames 10:12 pm 01 Oct 19

Noticed there haven’t been any updates here for a while. Anyone have any fresh experiences (good or bad) to share about strata managers in Canberra?

    Karen Feng Karen Feng 1:04 pm 20 Aug 20

    read the past decisions from ACAT past decisions. you will be surprised what you discover. I would like to put in my experience but my rant will be so long it will be hard to read. I have an angry blog where I find it therapeutic to write out my angry thoughts of people that wrong me, I’ll probably be writing it in in the future.

Braedan Kidd Braedan Kidd 9:45 am 25 May 18

I’ve dealt with a lot of Strata Managers through my Property Management company here in Canberra; I definitely rate Vantage up there at the top. The buildings feel better maintained and my calls and emails actually get returned (shock horror) when we need something.

Josh Mulrine Josh Mulrine 12:46 pm 24 May 18

I just moved into my new unit on the Kingston Foreshore and Cathy the strata manager at Vantage Strata got me a trailer to use to move my furniture in. I was so impressed!

K_c24 K_c24 11:45 am 21 May 18

I don’t know who the best strata managers are, but definitely stay away from McNamees. They’ve had a stranglehold on the Canberra industry for far too long and long ago lost any desire/motivation to actually provide anything resembling good customer service or value for money. They are interested only in collecting levies, taking their cut and doing very little else.

Alex Nicolson Alex Nicolson 12:30 pm 13 Jul 17

We are also using Civium Strata and are looking for a replacement. They have links to all the insurance companies and get a 20% kickback, do very little, charge a lot and even charge us for $528pa for bank fees. Managers change every six months.

Joe Jacob Joe Jacob 12:12 pm 09 Jul 17

My experience with Civium strata was extremely disappointing. Please choose somebody else.

smithycbr smithycbr 8:39 pm 16 Sep 12

Chippie said :

I currently have a unit managed by ACT Strata. In the four years since we’ve been using them we’ve had the one manager. ACT Strata have given us excellent service and managed to finalise work that the previous manager had failed to do over several years.

I had Independent managing another unit and we had three managers in 12 months so lots of time was wasted with repeated handovers. Financially everything was well done.

I’ve heard Capital Strata recently got taken to ACAT – apparently they can’t understand the Unit Titles Act and thought they could take over the role of the Executive Committee. Other friends who have them as manager said they promise exceptional service to get the job and then make excuses as to why they can’t deliver – even blaming the weather for not producing proper financial statements.

There’s also City Strata – haven’t heard much about them but worth a look.

Try to get references and ask questions such as how many complexes have left them and why. The Owners Corporation Network may also be able to assist as they have good knowledge about the various manager’s reputations.

We moved to Capital Strata, they promised us exceptional service alsol and we havent received that – avoid them !!

berner berner 5:29 pm 12 Sep 12

It seems good service is linked to good individuals rather than the companies. I had terrible service for years from independent body corp and we finally sacked them. However it was a difficult decision because in the last few months a very good new staff member worked well for us. Unfortunately it was too little too late.

    54-11 54-11 11:55 am 18 Mar 20

    We had the same experience with Independent. The current, and just previous, managers are/were very good; the earlier ones not so much. As you say, it all comes down to the individual. We were thinking about changing, which is a real pain, but that pressure has now largely gone away.

Chippie Chippie 11:28 am 04 Sep 12

I currently have a unit managed by ACT Strata. In the four years since we’ve been using them we’ve had the one manager. ACT Strata have given us excellent service and managed to finalise work that the previous manager had failed to do over several years.

I had Independent managing another unit and we had three managers in 12 months so lots of time was wasted with repeated handovers. Financially everything was well done.

I’ve heard Capital Strata recently got taken to ACAT – apparently they can’t understand the Unit Titles Act and thought they could take over the role of the Executive Committee. Other friends who have them as manager said they promise exceptional service to get the job and then make excuses as to why they can’t deliver – even blaming the weather for not producing proper financial statements.

There’s also City Strata – haven’t heard much about them but worth a look.

Try to get references and ask questions such as how many complexes have left them and why. The Owners Corporation Network may also be able to assist as they have good knowledge about the various manager’s reputations.

taninaus taninaus 7:43 am 20 Jun 12

XO_VSOP said :

Doug omara leads the ray white team best in town.

Nope sorry VSOP I have to disagree – in my experience with the Strata side it is more the former than the latter with Ray White.

peterw peterw 8:17 pm 19 Jun 12

Our body corporate has found Stephen Maxwell from A.C.T. Strata Management Services to be excellent – although I’m not sure you can specify that you want him as your strata manager. Previous strata managers employed by this company assigned to us have been, respectively, excellent and woeful…

XO_VSOP XO_VSOP 1:06 pm 19 Jun 12

Doug omara leads the ray white team best in town.

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