Why Roles Matter in WA Strata
Strata living is incredibly common across Western Australia. Whether you live in a unit, townhouse, villa complex or a mixed-use building, you are part of what is known as a strata scheme. That means you share ownership of certain parts of the property – like roofs, driveways, stairwells and gardens – and you also share the responsibility of keeping everything running smoothly.
A major pain point for many owners is simply understanding who is responsible for what. Who fixes the roof? Who approves renovations? Who deals with noisy neighbours? And what exactly does the strata manager do?
This guide breaks down the key roles in plain English so you can better navigate life in your strata community. While this is based on WA rules, it is general guidance only and not legal advice.
Clear roles lead to fewer misunderstandings, faster repairs, smoother meetings and fairer expectations for everyone involved. Think of it as the foundation for a well-functioning strata community.
The Strata Company: The Legal “Person” Behind It All
A key concept in WA is the strata company. This term can be confusing, because it sounds like an outside business – but in reality, the strata company is simply all owners together as one legal entity.
When the law says the strata company must repair something or take an action, it means the owners, as a group, have that responsibility.
What the strata company is responsible for
- Owning and managing common property
- Entering into contracts such as cleaning, lift maintenance and insurance
- Ensuring the building meets safety and compliance obligations
- Making decisions through meetings and resolutions of owners
Key terms in simple language
| Term | In Plain English |
|---|---|
| Strata company | All owners acting together as a legal body |
| Lot owner | A person or entity who owns a lot or unit |
| Council | Elected owners who handle day-to-day decisions |
| Strata manager | Paid professional who supports the strata company and council |
Lot Owners: What Individual Owners Are (and Aren’t) Responsible For
Core responsibilities of an owner
Lot owners have several important obligations, including:
- Paying levies on time
- Maintaining and repairing everything inside their individual lot (based on the plan and by-laws)
- Following the scheme’s by-laws
- Participating in decision-making through voting and electing the council
- 3.2 What owners typically don’t do
Owners are not usually responsible for:
- Negotiating building-wide contracts such as cleaning, lifts or insurance
- Approving every small spending item, because budgets and council decisions already cover this
Common misunderstandings for owners
“Who pays for roof repairs?”
Normally the strata company pays, because the roof is common property. Exceptions can apply if a unique plan or exclusive-use by-law shifts responsibility.
“Can I use my own tradie for a common wall leak?”
Usually no. Anything that touches common property must go through the strata company.
“Do I have to attend meetings?”
You do not have to, but those meetings decide how your money is spent. If you never attend or vote, someone else is making those decisions for you.
Council of Owners: Your Volunteer Board
What the council is
The council of owners is elected each year at the AGM (Annual General Meeting). Think of it as a volunteer board that manages the scheme’s routine decisions within the approved budget and by-laws.
Typical council responsibilities in WA
Councils often handle:
- Reviewing and approving quotes
- Selecting contractors for maintenance and repairs
- Working with the strata manager on annual budgets, levies and maintenance planning
- Considering by-law enforcement issues
- Acting in the best interests of all owners
What the council is not
The council is not:
- A personal service for individual owners
- Allowed to ignore legal requirements such as insurance or safety rules
- Permitted to make major unbudgeted decisions without approval from owners
Common misunderstandings about councils
“The council can do whatever it wants.”
No. The council is limited by the Strata Titles Act, regulations, by-laws and decisions made by owners.
“Council members are personally liable.”
Generally no. If they act in good faith and within their authority, liability usually sits with the strata company.
“The council must consult owners for all spending.”
Not for routine, budgeted items. These are approved at the AGM for the council to manage throughout the year.
Council Powers vs Owner Resolutions
| Decision Type | Council Can Decide? | Needs Owners’ Resolution? |
|---|---|---|
| Approve a $2,000 quote (within budget) | Yes | No |
| Change by-laws | No | Yes (special resolution) |
| Take legal action for serious breaches | Sometimes | Often recommended |
| Select gardener or cleaner from quotes | Yes | No |
Strata Managers: Paid Support, Not the Boss
What a strata manager does
A strata manager is a paid professional who supports the strata company with:
- Administration and compliance
- Preparing notices, agendas and minutes
- Collecting levies and processing invoices
- Coordinating quotes and engaging contractors
- Advising the council on what the law requires
Who they work for
Strata managers work under a management contract with the strata company and take instructions from the council or, in some cases, from resolutions of owners.
What strata managers are not
- They are not owners of the building
- They cannot approve major spending without council consent
- They do not make major policy decisions
Common misunderstandings about strata managers
“The strata manager refused to fix my roof.”
They may not have the authority to approve large works without council approval.
“The strata manager increased the levies.”
Only owners at a meeting can approve levy increases. The manager prepares the paperwork but does not make the decision.
“I can sack the strata manager myself.”
Only the strata company, through an owners’ resolution, can change or end the contract.
Strata Manager vs Council vs Owner Tasks
| Task / Scenario | Who Usually Does It? |
|---|---|
| Prepare AGM notice and minutes | Strata manager |
| Decide levy amounts | Owners at a meeting |
| Choose between painters | Council (with manager support) |
| Fix broken tap inside a lot | Individual owner |
| Lodge insurance claim | Strata manager with council approval |
Who Does What? Quick Reference Cheat Sheet
| Area / Issue | Mainly Owner | Mainly Strata Company (via Council) | Strata Manager’s Role |
|---|---|---|---|
| Paint, carpet, taps inside lot | ✔ | May provide tradie contacts | |
| Roof and gutters | ✔ | Obtain quotes and manage repairs | |
| External walls and common plumbing | ✔ | Coordinate works | |
| Building insurance | ✔ | Manage quotes and claims | |
| Paying levies | ✔ | Issue notices and process payments | |
| Setting levies and budgets | ✔ (owners at AGM) |
Draft budget | |
| Neighbour disputes | ✔ (first step) |
✔ if by-law breach |
Advise, send notices |
| Changing by-laws | ✔ (special resolution) |
Assist with drafting |
Always check your specific plan, by-laws and the Strata Titles Act for exact rules.
Common Problem Scenarios (and Who Should Do What)
Scenario 1: Leaking roof into a top-floor unit
- Owner reports issue to the council or strata manager
- Strata manager arranges inspection and quotes
- Council approves the works
- Strata company funds the repair or insurance claim
- Owner may handle internal repainting if not covered
Scenario 2: Noisy neighbour running a treadmill late at night
- Owner speaks directly to neighbour
- If unresolved, owner raises issue as a possible by-law breach
- Council reviews and manager sends notices if necessary
Scenario 3: Owner wants to install a split-system air conditioner
- Owner checks by-laws and renovation policy
- Submits formal request to council
- Council reviews impact and conditions
- Strata manager helps with paperwork and records
How Councils Can Use This Guide in Practice
Councils can improve communication and efficiency by:
- Sharing the cheat sheet at AGMs
- Including a simplified guide in welcome packs for new owners
- Using examples from this article when explaining decisions
- Encouraging owners to report issues through one consistent channel, such as the strata manager’s email
A simple workflow helps everyone:
- Problem identified
- Owner reports it
- Strata manager collects information and quotes
- Council decides
- Manager implements the decision
When to Get Professional Advice
Seek expert help when:
- Disputes escalate or involve significant cost
- Making major changes, such as new by-laws or redevelopment
- Responsibilities are unclear due to complex or unusual plans
Useful sources include government strata services, community legal centres and specialist strata law firms.
Conclusion
Understanding who does what in a strata scheme helps owners, councils and managers work together more effectively. Clear roles reduce misunderstandings, speed up maintenance and contribute to harmonious community living.
If you are an owner or council member in Western Australia and would like help navigating your strata responsibilities, Pro Active Strata Management is here to support you. Contact us anytime with questions or to discuss how we can assist your scheme.