Understanding the Role of a Strata Manager and the Strata Council: Who Does What?

When managing strata properties, there’s occasionally some confusion about who’s responsible for what. At Kinetic Realty & Property Management, we get many questions from strata owners and residents about the role of the strata manager versus the strata council. While both play important roles in ensuring that strata properties run smoothly, their responsibilities and decision-making powers differ significantly.

This post is part of our ongoing series about what strata management is and why it’s essential for property owners. In our previous post, Understanding Strata Management: What It Is and Why It Matters, we provided an overview of what strata management involves and how strata are structured. Today, we’ll dive deeper into the specific responsibilities of both the strata manager and the strata council, helping you better understand how these two work together to ensure your property is well-managed and maintained.

What is a Strata Council?

In British Columbia, the strata council is an elected group of owners who represent the interests of all strata property owners. Every year at the Annual General Meeting (AGM),the strata corporation (all owners of the property) elects members to the council. These individuals are fellow owners within the strata development and typically serve voluntarily.

The council’s primary responsibility is to make decisions on behalf of the strata corporation, ensuring the property’s administration runs smoothly and in compliance with provincial laws such as the Strata Property Act. Essentially, they represent the voice of the owners, making decisions related to the property’s day-to-day operations, budgeting, and long-term planning.

Key Responsibilities of a Strata Council

The strata council acts like a board of directors for the strata corporation, making it a central component in the governance of the property. Some of their core responsibilities include:

• Budgeting and Financial Oversight: The strata council prepares the annual budget, which is then voted on by the owners at the AGM. This budget covers operational costs, maintenance, and contributions to the contingency reserve fund, which is used for long-term projects and emergency repairs.

• By-law Enforcement: Strata councils are responsible for ensuring the enforcement of the by-laws and rules established by the owners. This can range from noise complaints to parking violations. They have the authority to issue fines and take other disciplinary actions when necessary.

• Decision Making on Maintenance and Repairs: Strata councils decide what maintenance and repairs are needed for common property areas. While they might not physically handle the work themselves, they are responsible for arranging contractors and ensuring the work is done to the appropriate standard.

• Organizing Meetings and Voting: The council is responsible for organizing AGMs and Special General Meetings (SGMs) where major decisions are put to a vote. They prepare agendas, keep minutes, and communicate decisions to all owners.

• Owner and Resident Relations: Council members often serve as the first point of contact for owners and residents, addressing concerns and managing conflicts before they escalate.

What is a Strata Manager?

While the strata council handles decision-making, the strata manager provides the professional expertise and day-to-day management necessary to implement the council’s directives. In British Columbia, strata management companies, such as Kinetic Realty & Property Management, offer these services to ensure that strata corporations comply with legal requirements, maintain financial health, and address maintenance issues effectively.

Strata managers are third-party professionals hired by the strata corporation to carry out administrative, financial, and operational tasks. Their role complements that of the strata council, providing the expertise and resources necessary to maintain the property efficiently and in accordance with all regulatory obligations.

Key Responsibilities of a Strata Manager

A strata manager plays a hands-on role in the operational aspects of managing a strata property. Here’s what you can expect from a professional strata management service:

• Financial Management: Strata managers handle day-to-day financial transactions, from collecting strata fees to paying contractors and utility bills. They also prepare financial statements, assist with budgeting, and ensure that the strata’s funds are properly managed. In collaboration with the strata council, they help maintain financial transparency and accountability.

• Maintenance and Contractor Coordination: When maintenance or repairs are needed, it’s the strata manager who coordinates with contractors to ensure the work gets done. From handling emergency repairs to organizing regular maintenance, strata managers have a network of trusted vendors and a thorough understanding of property upkeep, ensuring that issues are addressed promptly and effectively.

• Administrative Duties: Strata managers handle the paperwork. They prepare and distribute meeting notices, record and maintain meeting minutes, and ensure that all documents are in order as per the Strata Property Act. They also manage correspondence with owners and residents on behalf of the strata council, reducing the administrative burden on council members.

• Advisory Role: Strata managers offer expert advice on compliance issues, helping strata councils navigate legal and regulatory matters. Whether it’s ensuring by-laws are enforced correctly or advising on insurance requirements, strata managers make sure the council has the information they need to make informed decisions.

• Conflict Resolution: While the strata council is involved in managing conflicts between owners and residents, strata managers often play a mediating role. Their experience and impartiality can help resolve disputes, ensuring issues are handled professionally and fairly.

How Strata Managers and Strata Councils Work Together

At Kinetic Realty & Property Management, we see the relationship between the strata council and strata manager as a partnership. The strata council, composed of property owners, provides the vision and makes decisions based on the community’s needs and priorities. The strata manager, as the professional, brings the expertise and resources to implement those decisions and ensure compliance with legal obligations.

This division of responsibilities allows for a more efficient and effective management process. The council can focus on making decisions that reflect the community's desires, while the strata manager ensures that everything from financial management to maintenance is handled smoothly behind the scenes.

Why This Collaboration Matters

For a strata property to function well, both the strata council and the strata manager must work together harmoniously. When the relationship is strong, it leads to well-maintained properties, a solid financial foundation, and a sense of community among owners and residents.

At Kinetic Realty & Property Management, we pride ourselves on being a trusted partner for strata councils throughout Kamloops. Whether it’s handling day-to-day operations or advising on long-term planning, we ensure that your property is managed with professionalism and care. Together, with your strata council, we make sure that your strata runs smoothly, allowing you to enjoy the benefits of your investment.

Contact us today to discuss your strata needs.