What does a strata manager do?
A strata manager runs the shared side of an apartment or townhouse complex for the owners. You prepare budgets and issue levy notices, chase arrears, and keep the administrative and sinking funds in order. You call and run the AGM and committee meetings, send agendas and minutes, and handle voting papers. You arrange building insurance and manage claims, and you send by-law breach notices when residents ignore the rules.
Much of the week goes on repairs to common property: getting quotes, issuing work orders and following up trades. In newer buildings you may also coordinate defect claims against the builder, working with the committee, engineers and lawyers. A typical portfolio means many committees, each with its own politics, so patience and clear written communication matter as much as legal knowledge.
Why the job title changes from state to state
Each state names the same thing differently. In NSW the owners as a group form an owners corporation, and the person managing it for a fee is a strata managing agent. Victoria also uses owners corporation, which replaced the old term body corporate, and calls the role an owners corporation manager. Queensland still says body corporate and body corporate manager.
Western Australia uses strata company for the owners and strata council for the elected owners' committee, and the paid professional is a strata manager. The ACT uses owners corporation and calls the person a managing agent. Job ads will often say strata manager everywhere, but the forms, legislation and regulator pages use the local term, so learn it for the state you work in.
How regulation differs by state
NSW is the strictest. You start with a certificate of registration as an assistant agent, hold it for at least 12 months under a licensee's supervision, then apply for a class 2 licence. After two years on class 2 and further training you can move to class 1. Only a class 1 agent can be licensee in charge and authorise trust account withdrawals. CPD is required every year to renew.
Victoria requires anyone managing an owners corporation for a fee to be registered by the Business Licensing Authority, with professional indemnity cover of at least $2 million and a clean record on listed offences. Queensland says plainly that body corporate managers do not need a licence and have no formal training requirements, though they must follow a statutory code of conduct. WA has no licence but sets education, criminal record check and insurance rules.
Getting your first role
Most people start as a strata administrator, assistant strata manager or accounts officer in a strata management firm. Property managers, real estate administrators and people from body corporate accounting often move across because they already understand trust money, notices and owners. The Strata Community Association runs an introductory A100 course and a course for assistant strata managers, alongside the Certificate IV in Strata Community Management (CPP40521).
In NSW your employer will usually sponsor your assistant agent registration and supervise the work experience you log toward a class 2 licence. In WA, the reforms that began on 30 October 2025 created defined roles for assistant strata community managers, strata community managers and principals, each with qualification or experience expectations. Starting in an assistant role is the normal route in every state.
Pay
AUD a year, before tax. Estimates based on Australian Bureau of Statistics, Employee Earnings and Hours, May 2025, moved to 2026 with a wage index; state figures are modelled, not official. Portfolio size, licence class and whether you are licensee in charge move actual pay. Refer to the Strata & Body Corporate salary guide for figures from live adverts.
What you need
- NSW licenceA strata managing agent licence (class 2 or class 1) from NSW Fair Trading, after at least 12 months as a registered assistant agent. Applicants must be 18 or over and a fit and proper person.
- Victorian registrationRegistration by the Business Licensing Authority, with professional indemnity insurance of at least $2 million. The application fee for 2026-27 is $246.30.
- WA educationA full Certificate IV in Strata Community Management for professional strata managers by 1 November 2027, plus criminal record checks and professional indemnity insurance.
- ACT licenceA conditional real estate agent licence from Access Canberra if you manage an owners corporation as your main income and are not already licensed or an owner.
- QueenslandNo licence or formal qualification, but you must comply with the code of conduct for body corporate managers and know the Body Corporate and Community Management Act 1997.
- Core courseCPP40521 Certificate IV in Strata Community Management, offered through the Strata Community Association and other training providers.
State by state
| New South Wales | Strata managing agent licence required, in two classes. Class 2 comes after 12 months as an assistant agent; class 1 after two years on class 2 plus training. |
|---|---|
| Victoria | Owners corporation managers working for a fee must be registered by the Business Licensing Authority and hold at least $2 million in professional indemnity cover. Registration is ongoing unless surrendered or cancelled. |
| Queensland | Body corporate managers do not need a licence and have no formal training requirement. A statutory code of conduct applies, and contracts are limited to 3 years. |
| Western Australia | No licence, but strata managers must meet education rules, hold criminal record checks and professional indemnity cover, and lodge periodic returns with Landgate. A full Certificate IV applies from 1 November 2027. |
| Australian Capital Territory | Paid managing agents who are not owners or full real estate licensees need a conditional real estate agent licence under the Agents Act 2003, with CPD required for renewal. |
How to get there
- Year 0-1Strata administrator or assistantJoin a strata firm in an admin, accounts or assistant manager role. Learn levies, meetings, insurance and work orders.
- Year 1Registration and trainingIn NSW, get your assistant agent certificate of registration. Start the Certificate IV in Strata Community Management.
- Year 2-3Strata manager with a small portfolioIn NSW, apply for a class 2 licence after 12 months of supervised experience. Elsewhere, take on your own committees.
- Year 3-5Senior strata managerManage larger or mixed-use schemes, defect matters and complex insurance claims.
- Year 4+Class 1 licence or principalIn NSW, upgrade to class 1 after two years on class 2. That lets you be licensee in charge or run your own business.
Open now on PropertyRoles.com.au
Questions people ask
Do you need a licence to be a strata manager in Queensland?
No. The Queensland Government says body corporate managers do not currently need a licence and there are no formal training requirements. You must still follow the code of conduct, which is built into every engagement.
What is the difference between a class 1 and class 2 strata licence in NSW?
A class 2 licence covers day-to-day strata management such as meetings, repairs, funds and insurance. A class 1 holder can also be licensee in charge, work as a sole trader and authorise trust account withdrawals. You need two years on class 2 before applying for class 1.
Is an owners corporation manager the same as a strata manager?
Yes, the job is the same. Victoria and the ACT use owners corporation manager, NSW uses strata managing agent, Queensland uses body corporate manager and WA uses strata manager.
Which qualification should I study?
The CPP40521 Certificate IV in Strata Community Management is the industry course. WA will require the full certificate for professional strata managers from 1 November 2027, with some exemptions for people who already hold recognised qualifications.
Can I work interstate with my registration?
Victoria and NSW both take part in Automatic Mutual Recognition for equivalent licences or registrations, though you may need to notify the regulator. NSW Fair Trading notes Queensland does not take part in the scheme.
Sources
- NSW Fair Trading: strata managing agent licence
- Consumer Affairs Victoria: apply for registration, owners corporation managers
- Queensland Government: body corporate manager
- Landgate: strata management education changes
- Landgate: resources for strata managers
- Access Canberra: owners corporation managing agent licencing
- Strata Community Association: education
- VRQA: property services qualifications
