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Every owners corporation faces the same choice: appoint a licensed strata manager, or self-manage. There is no universally right answer — it depends on your scheme’s size, complexity and the people on the committee. Here is an honest comparison to help you decide.
What a strata manager does
A strata managing agent is a licensed professional (under the Property and Stock Agents Act 2002) that an owners corporation can appoint to handle its administration: issuing levies, keeping the books and trust accounts, arranging insurance, organising repairs, preparing for meetings, and keeping the scheme compliant. The owners corporation decides which functions to delegate, and the manager is appointed by a vote at a general meeting.
What a manager costs
Managers generally charge an annual fee — often quoted per lot — plus disbursements and sometimes additional fees for extra work, callouts or arranging large projects. Across a year those costs add up, and for a small scheme the per-lot fee can feel disproportionate to the work involved. Since the 2025 reforms, managers must disclose commissions and connected-party arrangements, so ask for a full breakdown before comparing quotes.
What self-management involves
Self-management means the committee does the administration itself: setting and issuing levies, keeping the funds (administrative and capital works) and records, arranging insurance and repairs, running the AGM, and lodging the Strata Hub report. There is no licensing requirement to self-manage — but the legal obligations are exactly the same as if a manager were doing them, so the committee carries the responsibility.
Self-manage without the spreadsheet grind
OneStrata handles the levies, the two funds, reconciliation, records and reporting — the admin that used to mean hiring a manager.
The honest trade-offs
A manager suits you if: the scheme is large or complex; the committee lacks the time or confidence; there are disputes or major projects underway; or simply nobody wants the responsibility.
Self-management suits you if: the scheme is small to medium and straightforward; you have a willing, organised treasurer; you want to cut costs and keep control; and you have a system to stay compliant.
Which schemes suit self-management
Self-management tends to work best for small to medium schemes — duplexes, small blocks, townhouse complexes — where the finances are straightforward and an engaged owner is happy to be treasurer. The bigger and more complex the building (lifts, pools, major capital works, disputes), the more a manager’s expertise earns its fee. Be honest about your scheme’s complexity and your committee’s capacity.
How software changes the maths
Historically, the gap between self-management and a manager was the admin grind — the levies, the reconciliation, the records, the reporting. That is the gap modern software closes. A tool that calculates levies, separates the funds, tracks payments, stores records and keeps an audit trail does the heavy lifting that used to justify the fee — which is why more small and medium schemes now self-manage confidently.
Doing it the easy way with OneStrata
- Levies and funds, handled. Calculate levies per lot, keep the administrative and capital works funds separate, and track who has paid — automatically.
- Records and compliance. Store documents, keep an immutable audit trail, and have your Strata Hub and AGM details ready when they are due.
- Transparency for owners. Every owner sees where the money goes through the resident portal — the openness a good manager provides, built in.
- For a fraction of a manager’s fee. The admin a manager charges for, in software your committee controls.
Self-management is not about doing more work — it is about doing the same obligations with a tool that does the grind. That is the maths OneStrata changes.
Deciding checklist
- Assess your scheme’s size and complexity honestly
- Confirm you have a willing, organised treasurer
- Get a full fee breakdown from any manager (including commissions)
- List the functions you would need to take on yourself
- Check you have a system to handle levies, funds, records and reporting
- Weigh the annual saving against the time and responsibility
- If switching, plan around your current agreement’s expiry
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This guide is general information for NSW strata committees, not legal or financial advice. Strata managing agents are licensed under the Property and Stock Agents Act 2002 and appointed under the Strata Schemes Management Act 2015; self-managed schemes carry the same legal obligations. Always confirm current requirements with NSW Fair Trading (nsw.gov.au). OneStrata is record-keeping and management software for small to medium size strata schemes; it is not a licensed strata managing agent and never holds your funds.
Frequently asked questions
Do you have to have a strata manager in NSW?
No. An owners corporation can self-manage; there is no requirement to appoint a managing agent. The legal obligations are the same either way.
How much does a strata manager cost?
Typically an annual fee quoted per lot, plus disbursements and sometimes extra fees. Since 2025, managers must disclose commissions and connected-party arrangements, so ask for a full breakdown.
Is self-managing strata hard?
For small to medium, straightforward schemes with a willing treasurer it is very manageable — especially with software that handles levies, funds, records and reporting.
Which schemes suit self-management?
Smaller, simpler schemes such as duplexes, small blocks and townhouses with engaged owners. Large or complex buildings often benefit from a manager’s expertise.