A building manager is responsible for overseeing the day-to-day operations of a building or property. Some benefits of having a building manager include:
Maintenance and repairs: A building manager can ensure that the building is properly maintained and repairs are carried out in a timely manner. This can prevent minor issues from becoming major problems that can be costly to fix.
Safety and security: A building manager can help ensure the safety and security of the building and its occupants. This can include implementing security measures such as surveillance cameras, alarm systems, and access control systems.
Tenant satisfaction: A building manager can help ensure that tenants are satisfied with their living or working environment. This can include addressing concerns and complaints promptly, and ensuring that common areas are clean and well-maintained.
Cost savings: A building manager can help identify cost-saving opportunities by implementing energy-efficient measures and negotiating with vendors for better pricing on maintenance and repair services.
Compliance: A building manager can help ensure that the building is in compliance with all relevant regulations and codes, including building codes, fire safety regulations, and health and safety regulations.
Convenience: Having a building manager working for you on or off-site can provide convenience for tenants by allowing them to quickly and easily report issues or concerns, and have them addressed in a timely manner.
Overall, having a building manager can help ensure that the building is well-maintained, safe and secure, and that tenants are satisfied with their living or working environment.
In the Lake Macquarie, Newcastle and Hunter area, I constantly hear differences of opinion between owners, committee members, service providers, strata managers and building managers as to what a strata managers role is when there is also a building manager contracted by the owners corporation.
Owners need to be better aware of what they are paying for and whether they are potentially paying for it twice (e.g. building manager should be issuing work orders as part of their fee, however, they ask the strata manager to issue work orders and they charge a fee to do so).
Furthermore, the understanding of what a building manager can and should be doing has changed greatly over the past decade – whereas once they were a cleaner with a tool belt (e.g. caretaker), they are very much now the professional onsite interface between residents, contractors and the strata manager.
We often educate potential and new clients as to who should be doing what. The Strata Schemes Management Act is somewhat vague on the role of a Building Manager and it’s defined as below:
Noting the above, the scope of what is in the agreement between the owners corporation and building manager is what is important here, however, it’s now better understood what the role of a professional building manager entails:
Administration with strata committee – e.g. approvals
– Issuing work orders – Contractor management (sourcing, insurance, SWMS, Site induction) – Monthly/routine reporting – Arrange quotes for committee review for routine and ad-hoc maintenance
Defects
Advisory/escalationManagement via committee/OC
-Processing / administration of in-unit and common property defects with builder – Escalation of common property defects to strata manager/strata committee where not addressed by builder
Moving
Collect bond if applicable
– Establish process for moving of goods over common property – Manage bookings/lift covers – Inspect common property for any damage
Software / Communications
Use of software for announcements if requiredInvolvement in Whatsapp committee groupIssue communications from owners corporation/strata committeeDeal with owner/committee queries in relation to owners corporation
– Management of Buildinglink or other system – resident database, announcements, – Management internal communications – e.g. Whatsapp cleaning group, committee group – Place signage on site as required – Dealing with all resident queries – e.g. metering, by-laws, approvals
The rooftop at GWH Aero Apartments all decked out for a birthday party.
When we are involved from the early stages of a development (planning phases into registration/settlement and occupation), we have a role and responsibility in helping that community find its feet and activating the space that we manage. This is somewhat the case when we have the strata management of that community (i.e. a role largely offsite and administration based), versus when we are the building/facility manager – a role which is a daily/weekly in-person interface with the owners.
The view of Broadmeadow Racecourse from the rooftop at GWH Centrale Apartments Broadmeadow.
Modern design principles for apartments and community schemes (at least in Australia) give drive to the creation of a community and giving a building identity. This may include features (e.g. vertical garden, civic art), exclusive common areas (rooftop entertainment areas, gardens), naming the building or facilities (gyms, pools, treatment rooms, BBQ areas, concierge, valet, etc.) and nearby or inhouse retail offerings. Activated communities are safer, more secure and more enjoyable to reside in.
‘nook’ letterboxes – the colour coded theme continues throughout the building and helps make it a unique boutique development for the area.
Unless all of the above is well-considered, facilities may end up poorly utilised and not add value to the community. On the flip-side, beautiful common areas can be an extension of lot living space, allowing room for entertainment, recreation and community activities. These spaces end up being the ‘jewel’ in the crown of a specific development.
Playground and BBQ area with a view at Thirdis beautiful ‘Westend’ development, proudly managed by Cambridge Management Services
We have a wealth of examples of these ‘activated communities’ within our portfolio and in time, we will have great data as to how this drives improved sales values, rental yields and resident happiness.
Views from the Aero rooftop – always changing courtesy of the working harbour
Regardless of facilities, we think that all communities have the ability to take advantage of the density and the ‘just add water’ community that this provides.
Resort facilities at Abian Brisbane by Sunland – we are the Building Manager and concierge at this stunning developmentMulti-purpose common room at Pier on Waterfront by Mirvac
We are about to settle on some new developments in the Newcastle region and as part of this, are planning the events we will be undertaking with the residents. In addition to this, we will be suggesting a program of activities to the strata committee that they should consider throughout the year.
These are some of the things we are thinking about doing – in Newcastle we are blessed with generous shared spaces at buildings that lend themselves to these types of activity):
Street parties with surrounding buildings – food vans, music, etc.
BBQs (doesn’t get easier or simpler)
Gardening/plants in smaller spaces and common areas with a horticulturalist
Cooking demonstrations (just need to get Harris Farm to sponsor this one!)
