How do you switch from a strata manager to a self-managed committee?

The decision to become self-managed isn't usually taken lightly. It often follows frustration with a strata manager who is unresponsive, expensive, or both. The question committees ask themselves is: could we do this ourselves, and do it better? For a growing number of Australian schemes — particularly smaller buildings with engaged committees — the answer is yes.

But the transition requires proper planning. The difference between a smooth handover and a chaotic one comes down to what you secure before you leave the manager, how clearly you divide responsibilities, and what tools you put in place to handle the administrative workload.

Understanding the legal landscape

Before anything else, understand the legal framework in your state. Self-management means the owners corporation (or body corporate) directly manages its own affairs through an elected committee. The committee must comply with the applicable legislation.

Key legislation by state:

- **NSW:** Strata Schemes Management Act 2015

- **Victoria:** Owners Corporations Act 2006

- **Queensland:** Body Corporate and Community Management Act 1997

- **Western Australia:** Strata Titles Act 1985 (as amended)

- **South Australia:** Community Titles Act 1996 and Strata Titles Act 1988

Each sets out requirements for committee elections, meeting notice periods, AGM timing, financial management, record-keeping, and how decisions must be made. Before terminating your strata manager, make sure your committee understands what it's taking on.

Step 1: pass a resolution to terminate

Terminating a strata manager usually requires a resolution at a general meeting — most often an ordinary resolution (simple majority). Check your management agreement for the termination clause, including the required notice period. Most agreements require 90 days' written notice; some are shorter.

Hold the general meeting, pass the resolution, and send the written termination notice by the required method (usually registered mail or email with read receipt, depending on the agreement). Keep a record of everything.

Step 2: request the full handover pack — early

This is where most committees underestimate the complexity. The handover pack from your outgoing manager should include:

- All meeting minutes (committee, AGM, and EGM) for the scheme's history

- Current and recent levy records, payment history, and arrears list

- Current insurance policies and certificates of currency

- All contractor agreements, warranties, and recent quotes

- Asset register and any maintenance service records

- Compliance certificates and fire safety records

- Current by-laws and any registered by-law amendments

- Bank account access or transfer instructions

- Correspondence relating to any ongoing disputes or significant matters

Request this formally and in writing as early as possible — ideally immediately after the termination notice is sent. Give the manager a clear deadline. Some managers need several weeks to compile everything, and you want time to review what you receive and follow up on any gaps.

**Critical:** Verify that you can export financial data in a usable format (CSV or PDF at minimum). Some management software exports poorly and you may need time to reconcile records.

Step 3: sort out banking and financial accounts

Your owners corporation has its own bank accounts — or it should. Make sure you have full access to these accounts before the management agreement ends. This includes online banking access, cheque books or authorised signatories, any direct debit arrangements, and the ability to process levy receipts.

Update the bank account details wherever they're registered: with your levy management provider if you have one, with owners who pay by direct transfer, and with any contractors who might issue invoices.

If you're setting up new bank accounts rather than transitioning existing ones, allow enough time for account opening and for the committee to establish authorised signatories under your scheme's requirements.

Step 4: divide roles and responsibilities clearly

Self-management works best when responsibilities are clearly distributed. Vague collective accountability is where things fall through the cracks.

Typical committee role responsibilities:

- **Secretary:** meeting notices and agendas, minute-taking and distribution, correspondence management, record-keeping and document archiving

- **Treasurer:** levy schedule management, payment processing and reconciliation, arrears tracking, financial reporting to the committee and owners, insurance renewal coordination

- **Chairperson:** chairing meetings, being the committee's spokesperson to owners, overseeing compliance obligations, liaison with key contractors

- **General committee members:** assigned areas like maintenance oversight, owner portal queries, or specific project ownership

Put this in writing. Not as a legal document — as a simple shared reference that everyone on the committee agrees to. When everyone knows what they're responsible for, accountability is clear and committee meetings are more productive.

Step 5: set up your operational tools

This is where software like StrataBody makes a meaningful difference. The administrative burden of self-management is entirely manageable with good tools — but genuinely hard without them.

What you need from day one: a place to track and manage maintenance requests (not email), a place to run meetings and store minutes, a levy management system, a document library with access controls, and a communication channel to owners that creates a logged record.

StrataBody covers all of these in one platform. Import your buildings, lots, and members from the handover data. Set up your folder structure and upload your key documents. Create your first compliance register. Configure your request workflow. You can be operational within a day.

What to expect in your first few months

The first quarter of self-management is typically the steepest part of the learning curve. You'll encounter situations you haven't dealt with before — a contractor dispute, an owner complaint about another owner, a maintenance emergency outside business hours.

Build a small reference file of key contacts: emergency plumber, electrician, fire safety contractor, your scheme's lawyer if you have one, your state's owners corporation authority for general queries. Having these ready prevents panic when something urgent comes up.

Join your state's owners corporation association if you haven't already. They typically offer education resources, helplines, and committee training that are invaluable for new self-managed committees.