Hiring the right body corporate managers in Melbourne is one of the most important decisions a property committee makes. These professionals sit at the intersection of law, finance, and property maintenance. Melbourne’s apartment market has grown sharply over the last decade. The city added over 15,000 new apartments per year between 2015 and 2022. Every one of those buildings needs competent management. Yet many owners have no idea what a body corporate manager actually does, what they should charge, or how to tell a good one from a bad one. That gap costs owners time and money.

What Is a Body Corporate Manager and What Are They Responsible For?

A body corporate manager, also called an owners corporation manager in Victoria, is appointed by the committee to run the corporation’s operations. Their responsibilities cover financial management, levy collection, insurance procurement, maintenance coordination, meeting administration, and legal compliance. They act as the agent of the owners corporation. They don’t own the building and they don’t make decisions unilaterally. But they carry out what the committee authorises, and they’re expected to flag legal or financial risks before problems escalate.

How Much Does Professional Body Corporate Management Cost in Melbourne?

Management fees vary based on building size, number of lots, and service scope. A basic management package for a small Melbourne building (under 20 lots) typically runs $3,000 to $6,000 per year. Larger buildings with 100-plus lots can pay $15,000 to $40,000 annually. These fees cover base services. Many managers charge separately for disbursements including postage, insurance commission, meeting attendance, and after-hours call-outs. Always request a full fee schedule before signing a management agreement. Surprise charges are one of the most common complaints lodged with Consumer Affairs Victoria regarding body corporate management.

What Should You Look for in a Manager’s Communication Style?

Communication failures wreck strata relationships fast. A good body corporate manager responds to owner enquiries within one business day for routine matters and within hours for urgent issues. They send clear financial reports, not just raw bank statements. They explain levy notices in plain language. They give the committee enough information to make real decisions. Red flags include vague responses, delayed callbacks, missing documentation, and managers who can’t explain levy calculations clearly. If you’re chasing your manager more than they’re chasing maintenance contractors, something is wrong.

How Do They Handle Maintenance and Tradespeople?

Body corporate managers maintain a panel of pre-vetted tradespeople. Plumbers, electricians, locksmiths, cleaners, and building inspectors. For routine work, managers schedule and authorise repairs within the spending limit set by the committee (typically $1,000 to $3,000 for non-urgent work). For larger jobs, they obtain three quotes and present them to the committee for approval. Managers with strong contractor relationships get faster response times and competitive pricing. Buildings that constantly use one-off, unvetted contractors often pay 20-30% more for the same work and have fewer quality guarantees.

What Legal Obligations Does a Body Corporate Manager Carry?

In Victoria, body corporate managers must operate within the Owners Corporations Act 2006 and follow the terms of their management agreement. They have a duty to act in the best interests of the owners corporation. If a manager makes decisions that benefit themselves at the expense of lot owners (like directing insurance business to a related party for undisclosed commissions), that’s a conflict of interest and potentially a breach of law. Managers are not required to hold a specific licence in Victoria, but professional members of the Strata Community Association (SCA) follow a code of conduct that provides an additional accountability layer.

How Do Body Corporate Managers Handle Owner Disputes?

Disputes are part of the job. The most common involve noise complaints, parking violations, renovation approvals, and levy arrears. A skilled manager first tries to resolve issues through direct communication and formal notices. If an owner doesn’t pay levies, the manager issues a formal demand and can refer the debt for legal recovery. For interpersonal disputes, they can refer parties to the Dispute Settlement Centre of Victoria, which offers free mediation. VCAT is the last resort. In 2022-23, VCAT received over 1,800 owners corporation applications in Victoria, many of which could have been resolved earlier with better management.

What Questions Should You Ask Before Hiring a Manager?

Before you appoint anyone, ask how many properties they currently manage and what the average portfolio size per manager is. Industry best practice is around 60 to 80 plans per manager. Ask if they use dedicated accounting software. Ask about their process for emergency maintenance after hours. Ask what their insurance commission disclosure policy is. Ask for references from buildings of similar size and type to yours. These questions separate managers who run a professional operation from ones who are simply collecting fees. The difference shows up in your building’s condition and in your annual levy statements.