If you’ve been in strata management for a while, you’ll know this scenario all too well: an owner rings you up about a leaky tap inside their unit, convinced it’s “strata’s problem”. Or a tenant sends you a late-night message about the aircon in their lounge room, expecting you to fix it. Suddenly, you’re stuck explaining the difference between what you look after and what falls under the building manager’s to-do list.
Sound familiar? You’re not alone.
The truth is, strata maintenance and building management often get mixed up. On the surface, they sound pretty similar; both are about keeping a property running smoothly, but in practice, they cover very different responsibilities. And when those lines blur, you’re the one left putting out fires (sometimes literally!).
That’s why it’s worth getting crystal clear on where strata maintenance ends and building management services begin. Not just for your own sanity, but so you can set the right expectations with owners and tenants, cut down on disputes, and keep things ticking along without unnecessary drama.
In this article, we’ll break down the differences in plain language, highlight where the roles overlap, and share why this clarity matters so much in your day-to-day as a strata manager. We’ll also touch on how the right strata maintenance management software can help you simplify the whole process, from scheduling work to keeping everyone in the loop.
By the time you’re done reading, you’ll have a sharper framework to lean on, and a few handy ways to explain it all at your next committee meeting (and maybe even impress the tough ones on the floor).
What is Strata Maintenance?
Strata maintenance is all about looking after the shared parts of a property; the bits every resident uses but no one owns outright.
Think of the gardens out front, the lifts, stairwells, pools, car parks, foyers, roofing, or even something as simple as the light bulbs in the common hallways.
As a strata manager, you know these shared spaces are where issues pop up most often. From arranging urgent plumbing repairs to scheduling annual fire safety inspections, your role is to make sure the common property stays safe, compliant, and enjoyable for everyone living there.
But strata maintenance isn’t just about reacting when something breaks down. It’s also about being proactive. Regular servicing, preventative checks, and forward planning can save your owners corporation a lot of stress (and money) in the long run.
A well-kept building doesn’t just tick the compliance boxes; it helps boost property value and keeps tenants happier, which in turn makes your job a whole lot easier.
Here’s where technology steps in. Modern strata maintenance management software makes coordinating all of this far simpler. Instead of juggling endless email trails, phone calls, and paperwork, you can:
- Compare quotes from verified contractors quickly.
- Schedule preventive and recurring maintenance in just a few clicks.
- Track jobs from start to finish with complete transparency.
- Keep owners and tenants updated through a centralised communication channel.
Strata maintenance is less about “putting out fires” and more about building a system that keeps everything running smoothly.
And when you have the right tools in place, that system can almost run itself, freeing you up to focus on the bigger picture.
What is Building Management?
While strata maintenance focuses on the shared property side of things, building management zooms in on the day-to-day running of the building itself. Think of the building manager as the on-the-ground go-to person who keeps everything ticking over, often working more hands-on and closely with tenants.
A building manager’s responsibilities can cover a wide range of tasks, such as:
- Coordinating repairs inside individual units when owners request help.
- Overseeing cleaners, security, or concierge staff.
- Managing tenant move-ins and move-outs.
- Handling complaints, emergencies, and urgent fixes.
- Keeping an eye on building systems like lifts, air conditioning, or CCTV.
For strata managers, this distinction is critical. You’re often working alongside building managers, but your roles aren’t the same.
You’re focused on ensuring the owners corporation’s responsibilities are met, budgets are managed, and compliance is handled. The building manager is the one executing much of the on-site coordination.
Key Differences Between Strata Maintenance and Building Management
As a strata manager, you already know both roles are essential, but they’re not the same.
The problem is, many owners and tenants don’t see that. They often lump “anything that goes wrong” into your lap. That’s where being able to clearly explain the differences comes in handy.
Here’s a simple breakdown you can use when speaking with committees, owners, or residents:
| Aspect | Strata Maintenance | Building Management |
|---|---|---|
| Focus | Common property shared by all owners (e.g., foyers, gardens, lifts, roofs). | Day-to-day running of the entire building, including tenant concerns. |
| Responsibility | Owners corporation (through the strata manager). | Building manager (often contracted separately). |
| Examples | Fire safety checks, painting common hallways, plumbing in shared areas, and garden upkeep. | Organising cleaners, handling tenant complaints, unit repairs (if requested), and coordinating move-ins/outs. |
| Who Pays? | Owners corporation (via levies). | Typically covered by owners/tenants or building management contract. |
| Compliance | Ensuring legal obligations are met (fire safety, asbestos checks, insurance). | Ensuring smooth daily operations and resident satisfaction. |
Put simply: Strata maintenance is about shared responsibilities and compliance, while building management is about operational support and tenant experience.
Being able to communicate this distinction upfront saves you from a lot of awkward phone calls and helps committees make smarter budget decisions.
Where They Overlap
Now here’s where it gets a little tricky.
While strata maintenance and building management have their own lanes, in real life, those lanes often blur. And when they do, guess who usually ends up in the middle? Yep, you.
For example, let’s say the lift breaks down. The building manager might be the one tenants call first, but arranging repairs, checking compliance, and approving costs often comes back to you as the strata manager. Or take something simple like rubbish disposal. The building manager organises cleaners, but if bins are damaged and need replacing, that’s a strata maintenance cost.
Other common overlaps include:
- Safety checks: Building managers might spot an issue, but it’s the strata manager’s job to ensure compliance is met.
- Contractor work: Both roles rely on trusted trades, but only strata managers have to ensure contractors are verified, compliant, and approved by the owners corporation.
- Communication: Residents don’t always know who to call, so both you and the building manager field questions that sometimes fall in the other’s court.
The point is, collaboration makes life easier for everyone. When strata managers and building managers share information openly, from planned works to emergency updates, issues get resolved faster, owners feel confident their money’s being spent wisely, and tenants feel better supported.
Think of it less as two separate jobs, and more as two gears in the same machine. When they turn smoothly together, the whole property runs better.
Good communication makes tenants feel heard, and tenants who feel heard are tenants who stay.
Why the Distinction Matters
At first glance, the difference between strata maintenance and building management might feel like splitting hairs. After all, both are about keeping the property in good shape. But for strata managers, getting this distinction clear isn’t just helpful; it’s essential.
Here’s why:
Fewer disputes, happier committees
When owners know exactly what their levies cover (and what they don’t), there’s less finger-pointing when unexpected costs pop up. Clear boundaries mean fewer late-night emails questioning every invoice and less tension at AGMs.
Smarter budgeting
Strata maintenance costs are planned and spread across all owners, while building management services are usually a separate expense. When everyone understands the split, committees can make better financial decisions, and you can present budgets with more confidence.
Compliance without the stress
Strata managers carry the weight of compliance on their shoulders, from fire safety checks to insurance obligations. Confusion with building management can delay action or cause gaps, which is risky for everyone. Drawing the line makes sure nothing slips through the cracks.
Protecting your time and sanity
Let’s face it, your job already involves juggling more tasks than most people realise. If you’re constantly fielding calls about things that actually sit with the building manager, your day gets clogged up fast. Clear communication protects your workload and keeps you focused on where you add the most value.
At the end of the day, the clearer the distinction, the smoother things run. Owners feel reassured, tenants know where to turn, and you spend less time firefighting and more time building strong, well-managed communities.
How Strata Maintenance Management Software Can Help
As a strata manager, you know better than anyone that the hardest part of your job isn’t just managing maintenance, it’s managing the expectations, paperwork, suppliers, and communication that come with it.
And when strata maintenance and building management roles overlap, things can get messy fast.
That’s where the right software becomes a lifesaver. Instead of drowning in spreadsheets, emails, and phone calls, strata maintenance management software gives you a central hub to keep everything streamlined and transparent.
Here’s how it can make your life easier:
- Automated scheduling: Plan preventive and recurring maintenance without relying on sticky notes or mental checklists. You’ll know what’s due, when, and by whom, and you won’t miss key compliance deadlines.
- Supplier verification and quotes: Compare multiple quotes from certified, insured, and compliant contractors, so your committees know they’re getting fair prices without cutting corners.
- End-to-end job tracking: From the moment a service request comes in to the point it’s completed, you can track progress and keep everyone in the loop. No more “What’s happening with that repair?” emails.
- Owner and tenant communication: With tools like a built-in community app, residents can log service requests, check status updates, and even rate suppliers. That means fewer interruptions for you, and more transparency for them.
- Compliance made simple: Keep digital records of inspections, certificates, and supplier compliance so you’re always prepared if questions (or regulators) come knocking.
By shifting the admin load onto a smart system, you free up time to focus on what really matters: building stronger relationships with owners, committees, and residents.
Plus, you can finally stop being the “middle person” for every maintenance request, because the software gives everyone visibility.
Choosing the Right Support for Your Property
One of the biggest challenges you face as a strata manager is making sure the property gets the right type of support at the right time. Some tasks clearly sit in the strata maintenance bucket, others belong to building management, and then there’s the long grey list in between.
The good news? You don’t need to carry the weight of all those blurred lines on your shoulders. The key is setting up systems and support that make the distinction crystal clear for everyone involved, from the committee right down to the newest tenant.
That starts with open communication. Being upfront about who handles what not only prevents misunderstandings but also builds trust with owners who want to know exactly where their levies are going. Pair that with the right technology, and suddenly you’ve got structure where there used to be chaos.
This is where tools like i4T Maintenance come in. With a dedicated strata maintenance management platform, you’re able to:
- Clearly separate and assign responsibilities between strata maintenance and building management.
- Provide owners and committees with transparent, real-time updates on maintenance works.
- Give residents an easy way to lodge service requests without clogging up your inbox.
- Back every decision with digital records and compliance documentation.
With the right support behind you, you can spend less time untangling responsibilities and more time building thriving, well-managed communities
Over to you
Strata maintenance and building management might sound similar, but as you know by now, they’re two very different gears in the property machine. Strata maintenance is about protecting and maintaining the common property on behalf of the owners corporation, while building management keeps the day-to-day running of the building smooth for tenants and residents.
For strata managers, being able to draw this line clearly isn’t just about definitions. It’s about reducing disputes, protecting your time, staying compliant, and building trust with owners and committees. When everyone understands who does what, and when the right tools are in place to support that process, life gets a whole lot easier.
That’s exactly where solutions like i4T Maintenance can help. By streamlining communication, automating scheduling, verifying contractors, and keeping every stakeholder in the loop, you take the guesswork out of maintenance. More importantly, you show owners that their investment is in safe hands and tenants that their community is well cared for.
Clarity is power. And with the right systems and support, you’ll spend less time firefighting and more time leading communities that run smoothly, compliantly, and with confidence.
FAQs:
Strata maintenance covers all common property shared by owners, like gardens, lifts, roofs, car parks, and fire safety systems.
Building management handles the daily running of the building, including tenant concerns, cleaners, and on-site coordination. Strata maintenance focuses on compliance and upkeep of common property.
Strata maintenance costs are paid by the owners corporation through levies collected from owners.
Software helps strata managers save time by automating scheduling, comparing contractor quotes, keeping records, and improving communication with owners and tenants.
Yes. With the i4T Maintenance community app, tenants can place service requests, track progress, and rate suppliers, making them active participants in building care.
Absolutely. Collaboration ensures faster problem-solving, less confusion for residents, and smoother operations across the property.