A Building Manager is essential typically for mid to large scaled apartments or mixed-use complexes to ensure the proper functioning and maintenance of the building. They oversee various aspects, including safety, security, and overall well-being. Their role is crucial in maintaining the physical assets of the property and addressing day-to-day operational needs.
The Building Manager, being on-site, has a multifaceted role. This includes overseeing facility maintenance, managing by-laws, coordinating with contractors, and addressing daily operational issues. They play a hands-on role in ensuring the building operates smoothly and cost effectively.
The Building Manager typically manages common property/areas, essential services & assets, and shared facilities. Their responsibility involves maintaining these areas to meet required standards, contributing to the overall well-maintenance of the scheme.
In contrast to the Building Manager, the Strata Manager operates off-site and focuses on administrative and financial aspects. They coordinate with property owners, handle legal matters, and manage the financial & budget affairs of the scheme.
The appointment of both the Building Manager and Strata Manager is made by the Owners Corporation at a General Meeting. This ensures a collective decision by property owners.
Operating hours are typically specified in the contract and may vary. For Full-Time contracts, the standard operating days/hours are commonly Monday to Friday, 8 AM – 4 PM, providing a structured timeframe for their services.
The designated Building Manager or the Support Manager is responsible for responding to emergencies outside of standard working or contracted hours. This emergency response is considered an essential service included in the contract.
The contract term is explicitly stated in the agreement, specifying the duration of the Building Manager’s services. The contract term can range between 1 to 10 years as per the current NSW legislation.
Contingency plans are in place to ensure coverage during the Building Manager’s absence. Typically, Support or Relief Managers step in to cover duties during leave days, ensuring continuity of services.
Performance assessments are conducted periodically. The Building Manager contributes to this process by circulating monthly activity reports to the Strata Committee. Feedback mechanisms may also be established for owners and tenants.
The Building Manager reports to the elected Strata Committee members. Collaboration with the Strata Manager ensures a streamlined communication and reporting structure.
Communication channels include notices in common areas, lifts, and floors. Additionally, the Building Manager utilises broadcasting functions through the Building Management System (BMS), such as MYBOS or Buildinglink.
The Building Manager uses MYBOS or Buildinglink BMS, depending on the client’s preference. The cost of the system is covered by the Owners Corporation. This system is instrumental in maintaining records and data owned & licensed by the Owners Corporation.
The contract covers essential items like labour, uniform, basic toolkit, staff PPE, mobile phone, and Microsoft Office license. Other items, such as office supplies and building materials, are covered and owned by the Owners Corporation.
Overtime policies are outlined in the contract, specifying conditions and associated costs. This ensures clarity on the circumstances under which overtime may be required and the associated financial implications.
The onboarding process involves a comprehensive review of building documentation supplied by the Owners Corporation by our internal on-boarding department. This includes plans, certifications, resident details, financials, and more. Our On-boarding Manager conducts a site inspection, and a condition report is shared with the Strata Committee in the initial weeks of the contract.
Delux Group has a dedicated Support Department led by the Lead Support Manager. This department provides support in various aspects, including emergencies, learning and development, KPI monitoring, induction, coverage during leave days, and significant projects.
The Building Manager is not directly responsible for rectifying defects. Internal lot defects should be reported directly to the builder, and appliance warranties should be directed to the manufacturer. The Building Manager can assist with coordination on a case-by-case basis.
Financial responsibilities are divided, with the Strata Manager handling financial aspects and the Building Manager focusing on operational matters. This ensures a clear delineation of roles and responsibilities in managing the property’s finances.
Lodge defects on the resident portal, which are then forwarded to builders for review. The Building Manager serves as the first point of contact for building or unit-related issues. There are three defect types: cosmetic defects (90-day window), minor defects (2-year warranty), and major defects (6-year warranty).
Lot owners can nominate themselves during the Annual General Meeting (AGM) to join the Strata Committee. The committee, elected yearly, must have a minimum of 3 and a maximum of 9 members. Volunteering entails time commitment, especially in the initial years of a building.
Renovation applications, based on type, require different approval processes. Cosmetic works generally don’t need approval, minor renovations need Strata Committee approval, and major renovations necessitate Owners Corporation approval at a General Meeting.
Most large buildings have an embedded network for energy. Residents set up accounts individually for Electricity, Gas, and Hot Water. Opting out is possible but involves contacting the Building Manager and can be intricate.
Common property refers to shared areas owned collectively by all property owners and managed by the Owners Corporation. Specific criteria, as outlined in the registered strata plan, define common property, encompassing elements like floors, walls, ceilings, and more. Understanding these boundaries is crucial for strata living.
