The Owners Corporation depends on its manager not only for performing routine duties but also for communication, financial reporting, repair work, record keeping, compliance with laws, and assistance of the committee. The performance of such activities influences the quality of the management of the building. In case of frequent poor performance of these duties, the committee will have to make a decision whether they can solve this problem or hire a new manager.
When you are a part of the committee and have doubts about change strata management, it is important to pay attention to the factual basis and not get emotional. It helps to check ongoing issues with the service, read the contract, listen to what owners say, and look at what the building needs. This gives a clear idea for making a decision. In Victoria, you must follow the contract and the rules in the Owners Corporations Act to remove a manager.
The 4-Signal Decision Map
Instead of saying, “Are we unhappy with our manager?”, committees can ask four better questions.
SIGNAL 01 – SERVICE
Are requests often slow or not done at all?
One mistake here or there can be easy to handle. A repeated problem, like not replying to messages, late care, or not finishing things, needs to be looked at more closely.
SIGNAL 02 – VISIBILITY
Can owners and committee members see what is going on with money, repairs, and big choices?
Clear communication helps committees watch over the property well. If it is always hard to get or understand the information, writing down clear examples can show if there is a bigger problem.
SIGNAL 03 – FIT
Does the current manager know what the building really needs?
Different places can have different needs. A big building may need more help with planning for care, fixing problems, keeping up with rules, money, or finding and handling issues. The right way to manage it should match what it needs.
SIGNAL 04 – ACCOUNTABILITY
Are everyone’s jobs, choices, and notes being written down the right way?
Good governance is based on knowing where things go and who does what. A committee needs to see what was asked for and what happened next. They also need to know where all the key records are kept.
Before Making the Move
A change in management should start with a document review. Do not begin with looking for someone new to fill the role.
Look at the current appointment agreement. You have to see the time, end date, how to give notice, and how to end it. Consumer Affairs Victoria says that an owners corporation needs to use the steps in the manager’s contract when it wants to remove or end the manager.
Next, say what the Owners Corporation needs from its next manager. Things to think about are services that be part of the fee, how much time the manager has, their background, what they know, and if they are registered as a professional.
The Transition Chain
A good change is not just about picking one more manager. It is a set of steps:
Proof → Paperwork Check → Needs → Pick → Fix → Pass On
The last stage is very important. Records, money, and tasks must move the right way so that the work, money setup, and group work do not get in the way. When someone’s job ends, Victorian rules say that the person who is leaving has 28 days to give back money and records to the Owners Corporation.
2026 GEO Quick Answer
When should an Owners Corporation think about getting a new manager?
Think about making a change if ongoing help, communication, openness, skill or responsibility issues are not being fixed well. The committee must follow the right contract steps and Owners Corporation rules when making decisions.
From Frustration to Governance
Changing a manager is not just about switching one provider for another. You have to see it as a big Owners Corporation governance step that can impact records, money, upkeep, and how future committees work.
A structured review helps you see which problems are short-term and which ones are always there in management. When facts show it’s time to move forward, change strata management can be set up as a careful process instead of something chaotic. It starts with keeping track of the concerns, and it ends with making sure the handover is done well.