What does a facilities manager actually do?
A facilities manager keeps a building or a portfolio of sites safe, working and on budget. The work splits into hard services, such as fire systems, lifts, air conditioning, electrical and plumbing, and soft services, such as cleaning, security, waste and grounds. Most of it is delivered by contractors, so a big part of the job is choosing them, inducting them, checking their work and holding them to the KPIs in the contract.
A typical contractor-side job ad, such as one BGIS ran through the Facility Management Association of Australia, lists managing subcontractors, running the computerised maintenance management system (CMMS), planned and breakdown maintenance, risk assessments and safe work instructions, and a 24/7 call-out roster. Expect after-hours calls when plant fails. You also build and defend operating and capital budgets, and report to an owner, tenant or client.
Fire safety statements and essential safety measures
Fire compliance is where facilities managers carry the most risk. In NSW, the building owner must issue an annual fire safety statement within 12 months of the previous one. It confirms that every measure on the building's fire safety schedule can still perform to the standard set. An accredited practitioner (fire safety) assesses each measure and endorses the statement, which is issued by or on behalf of the owner. The owner then sends copies to the council and Fire and Rescue NSW and displays it in the building. Some critical measures need supplementary statements more often. The facilities manager usually runs this cycle for the owner.
In Victoria, essential safety measures are defined in the Building Regulations 2018. Owners must prepare an annual essential safety measures report in the approved form and keep maintenance and repair records. The Building and Plumbing Commission says owners can authorise an agent, such as a specialist maintenance contractor, to complete the report. Records must be produced within 24 hours of a request from the municipal building surveyor or the fire brigade's chief officer.
Which qualifications are worth getting?
The Facility Management Association of Australia (FMA) and UNE Partnerships deliver the 10938NAT Diploma of Facilities Management. It has 12 units, runs online over 18 to 24 months, and you need to be working as a facilities manager or have at least three years' relevant experience to enrol. Units include facility maintenance plans, lifecycle services, budgets, supplier relationships, WHS and business risk. Training.gov.au shows 10938NAT as non-current. Its currency period ran from 16 April 2021 to 30 September 2026, and it has been replaced by 11477NAT. Queensland's Skills Gateway now lists 11477NAT Diploma of Facilities Management for this occupation, so ask any provider which code you will be issued.
The Property Council Academy runs a two-part Operations and Facilities Management Industry Diploma. It covers compliance, contractor management, WHS, NABERS and opex and capex budgets, and costs $3,975 for members or $5,955 for non-members. It offers an articulation pathway into University of Sydney graduate study. Through the FMA you can also go for the international CFM credential, which assesses experience and education and requires an exam, or the FMP, which suits people newer to the field.
Routes in from trades and building management
Tradespeople, especially electricians, refrigeration mechanics and fire technicians, already know hard services and how contractors work. That makes the move up to supervising maintenance, then coordinating contracts, a natural one. What they usually need to add is budgeting, client reporting and contract management. Building managers in residential towers already deal with contractors, safety and owners every day, and moving into commercial or integrated FM is a common next step.
Property managers and strata managers can also cross over. Their strength is the client and budget side, and they need to learn plant, maintenance planning and fire compliance. Whichever way you come in, a coordinator or assistant facilities manager role at a large integrated services provider is the usual first step.
Pay
AUD a year, before tax. Based on Australian Bureau of Statistics Employee Earnings and Hours (May 2025), moved to 2026 with a wage index. State figures are modelled and not official. Pay is driven by portfolio size, critical sites such as hospitals or data centres, and how much on-call work is involved. Refer to the Facilities & Building Management salary guide for figures from live adverts.
What you need
- Hard services knowledgeYou need to know fire systems, HVAC, lifts, electrical and plumbing well enough to scope work and check what contractors deliver.
- Contractor and contract managementInductions, access control, KPIs and supplier relationships make up much of the daily work.
- Fire and safety complianceYou run the annual fire safety statement cycle in NSW or the essential safety measures report in Victoria for the owner, plus WHS risk assessments.
- BudgetsYou prepare and manage opex and capex budgets and write business cases for capital works.
- SystemsEmployers expect you to use a computerised maintenance management system (CMMS) for planned and reactive maintenance.
- Checks and availabilitySome roles require a police check and a place on an after-hours call-out roster.
State by state
| New South Wales | The owner must issue an annual fire safety statement within 12 months of the last one, through an accredited practitioner (fire safety). Copies go to the council and Fire and Rescue NSW and must be displayed in the building. |
|---|---|
| Victoria | Under the Building Regulations 2018, owners must prepare an annual essential safety measures report in the approved form and keep maintenance records. Records must be available within 24 hours of a request. |
How to get there
- StartTrade, building or property roleBuild hands-on knowledge of plant, contractors and safety as a tradesperson, building manager or property manager.
- Early careerFM coordinator or assistant FMRaise work orders in the CMMS, manage contractor inductions and support compliance and reporting.
- Once eligibleGet qualifiedStudy a Diploma of Facilities Management or the Property Council's industry diploma. Entry to the FMA diploma needs three years' relevant experience.
- Mid careerFacilities managerRun sites or a contract: budgets, fire compliance, contractor KPIs and client reporting.
- Later careerSenior or portfolio FMManage multiple sites or a team, and consider the CFM credential or graduate study.
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Questions people ask
Do I need a degree to become a facilities manager?
Many facilities managers come up through trades or building management, and a degree is not the usual entry route. Most build experience first, then add a diploma or an industry course. Graduate study is an option later, for example through the Property Council's pathway into University of Sydney courses.
What is the difference between hard and soft services?
Hard services cover the building's physical systems: fire protection, HVAC, lifts, electrical and plumbing. Soft services cover cleaning, security, waste and grounds. A facilities manager usually oversees contractors delivering both.
Does the facilities manager sign the NSW annual fire safety statement?
No. An accredited practitioner (fire safety) must assess the measures and endorse the statement, which the owner or the owner's agent issues. The facilities manager usually organises the inspections, fixes defects and handles lodgement with the council and Fire and Rescue NSW.
Is the Diploma of Facilities Management still current?
No. Training.gov.au shows 10938NAT as non-current: its currency period ended on 30 September 2026 and it has been replaced by 11477NAT. Queensland's Skills Gateway now lists 11477NAT Diploma of Facilities Management for the occupation. Before you enrol, ask the provider which course code will appear on your certificate.
How much does a facilities manager earn?
The modelled median is about $113,500 a year nationally. It ranges from about $100,300 in Tasmania to $124,200 in Western Australia. These figures are derived from ABS data and are not official rates.
Sources
- Fire and Rescue NSW: lodge a fire safety statement
- NSW Department of Planning: fire safety statements FAQ
- City of Sydney: register your annual fire safety statement
- Building and Plumbing Commission: essential safety measures
- training.gov.au: 10938NAT Diploma of Facilities Management
- Facility Management Association of Australia: Diploma of Facilities Management
- Facility Management Association of Australia: CFM and FMP
- Property Council Australia: Operations and Facilities Management Industry Diploma
- Queensland Skills Gateway: Facilities Manager
- FMA job board: BGIS Facilities Manager
