Quick Answer
In BC, strata managers are hired professionals who carry out the directives of your strata council, handle day-to-day administration, and act as the main contact for owners on many issues. To work effectively with your strata manager, understand what they are responsible for, communicate clearly in writing, and know when your question or concern should be directed to the manager versus the council. Always verify expectations and processes for your building.
What does a strata manager actually do?
A strata manager handles the operational side of your strata, acting under the authority of the council. Their duties often include collecting strata fees, arranging repairs, facilitating meetings, managing records, and implementing council decisions.
Strata managers are not decision-makers—the strata council sets policy and approves major actions. In a city like Vancouver, many buildings use a management company for efficiency, especially for larger properties.
Common tasks include:
- Coordinating routine maintenance and emergency repairs
- Managing vendor contracts
- Handling correspondence and record-keeping
- Preparing meeting notices and minutes
- Implementing bylaw enforcement as directed by council
Always check your strata’s contract to see the scope of your manager’s authority and duties.
When should you contact the strata manager versus the council?
For most everyday issues, your initial contact should be the strata manager, but governance or policy matters go to council. Contact the manager about maintenance requests, parking issues, building amenity concerns, or to report bylaw violations.
Reach out to council instead for:
- Long-term planning questions
- Requests for bylaw changes
- Strategic or financial concerns beyond routine administration
Some topics are hybrid—for example, complaints about repeated noise might be reported to the manager, who may then refer the issue to council for direction. Review your building’s communication procedures, as they may specify preferred contact channels and timelines.
How can you communicate effectively with your strata manager?
Communicate with your strata manager primarily in writing and be clear, concise, and specific. Written requests create a record and help the manager track and escalate issues as needed.
Tips for effective communication:
- Include your unit number and contact info
- State your concern or request clearly, with dates/times if relevant
- Attach supporting photos or documents
- Ask about expected timelines and follow up if you don’t hear back
Professional, courteous messages tend to get faster results. If an issue seems urgent or unresolved, check your strata’s protocols for escalation, which may involve contacting the council through formal channels.
What should you expect from your strata manager—and what not to expect?
You can expect your strata manager to respond to inquiries, coordinate repairs, send official notices, and act within the authority set by the council and contract. Managers must also comply with the Strata Property Act and licensed practice standards.
Do not expect the manager to:
- Make bylaw or policy decisions
- Override council decisions
- Provide legal advice
Strata managers in Burnaby, Richmond, or other BC cities may have slightly different scopes depending on the contract. Review your management agreement or ask the manager for a summary of their responsibilities if you are unclear.
How can you ensure transparency and accountability in the management relationship?
Transparency comes from good documentation and knowing your rights to records and meeting minutes. Owners can request key documents (see How to Request Strata Records in BC: A Practical Owner’s Guide) and review annual budgets, contracts, and council decisions.
Strata managers must disclose any conflicts of interest and maintain clear financial records. If you ever feel communication is lacking or an issue is being mishandled, document your attempts to resolve it and consider raising the matter formally with council.
Frequently Asked Questions
Can I contact the strata manager for urgent repairs?
Yes, strata managers usually handle urgent maintenance like leaks or building emergencies. Use the emergency contact provided for your building if available.
Does the strata manager enforce bylaws?
The strata manager can issue bylaw violation letters and gather information, but actual enforcement decisions are made by the strata council.
Is the strata manager responsible for building policy?
No, the strata council creates and changes building policies. The manager implements actions within the boundaries the council sets.
How can I escalate concerns if I feel ignored by the manager?
If your concern isn’t addressed after a reasonable time, submit a written request to the strata council, referencing your communication attempts with the manager.
Are strata managers licensed in BC?
Yes, strata managers must be licensed under the BC Financial Services Authority. Their conduct is regulated under provincial law and industry rules.
Conclusion
Understanding the role of your strata manager—and your building's specific management contract—can help you get answers and keep your home running smoothly. Remember, clear written communication and knowing whether to contact the manager or council makes everyone’s job easier. If you want to analyze your building’s strata documents for insights into management, contracts, and council decisions, consider using SearchStrata to streamline the process.
