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MELBOURNE, VIC — September 2026: Melbourne owners corporations are placing greater emphasis on communication, transparency, compliance and responsive property management as committees reassess the role their owners corporation manager plays in maintaining and managing shared property.For apartment complexes, townhouse developments and other strata-titled communities, the owners corporation manager is often responsible for coordinating a wide range of administrative and operational matters. From financial records and meeting administration to maintenance coordination, insurance-related matters and compliance support, effective management can have a significant influence on the day-to-day experience of owners and residents.
As expectations around professionalism and accountability continue to evolve, owners corporations are increasingly looking beyond basic administration when assessing whether their current management arrangements remain suitable.
Service quality becoming a key consideration
An owners corporation manager can become an important point of contact between lot owners, committees, contractors and other professionals involved in maintaining a property.
When communication is slow or inconsistent, relatively straightforward issues can become difficult to resolve. Maintenance requests may take longer to coordinate, owners may have difficulty obtaining information, and committees may struggle to understand the status of important projects or decisions.
For this reason, communication is becoming an increasingly important consideration when owners corporations evaluate their management arrangements.
A professional manager should provide clear information, respond within reasonable timeframes and help committees understand the actions required to address issues affecting the property.
The importance of effective record keeping is also recognised under Victoria's owners corporation framework. Owners corporation records can include meeting minutes, resolutions, correspondence, accounting records, financial statements, insurance policies and information about assets and liabilities.
Transparency matters to owners
Financial transparency is another area receiving greater attention.
Owners contribute levies towards the operation and maintenance of their buildings, making clear financial administration an important responsibility. Committees need confidence that financial information is accessible, properly recorded and presented in a way that enables informed decision-making.
An experienced owners corporation manager can assist with administrative processes surrounding budgets, levies, records, invoices and financial reporting while helping committees understand their responsibilities.
Victoria's regulatory framework also requires owners corporation managers to meet specific professional and disclosure obligations. Managers are required to act honestly and in good faith, exercise due care and diligence and avoid improperly using their position for personal advantage.
These responsibilities make the selection of a management provider more significant than simply comparing management fees.
Regulatory changes raise the bar
The sector is also moving towards stronger professional standards.
Consumer Affairs Victoria has announced new education rules for owners corporation managers. New initial training requirements apply from 25 November 2026, with affected managers required to complete five core units from the Certificate IV in Strata Community Management by 30 June 2027. Additional registration requirements and continuing professional development obligations are also being introduced.
The changes highlight the increasing importance of knowledge, professional development and regulatory awareness within the sector.
For owners corporations considering their management arrangements, these developments provide another reason to examine the qualifications, registration status, experience and professional approach of prospective managers.
Consumer Affairs Victoria also maintains a public register containing information such as a manager's registered name, registration number, registration status, grant date and professional indemnity insurance provider.
When should an owners corporation review its manager?
There is no single reason why a committee may decide to review its current arrangement.
Common warning signs can include repeated communication difficulties, unresolved maintenance matters, limited financial visibility, administrative delays, inadequate meeting support or uncertainty around compliance responsibilities.
A review does not necessarily mean an immediate change. In many cases, committees can begin by documenting concerns and assessing whether the current service meets the requirements of the owners corporation.
Where concerns are persistent, however, obtaining proposals from alternative providers can help a committee compare available services.
Important evaluation criteria can include:
1. Experience managing similar properties
2. Communication processes and response times
3. Financial administration and reporting
4. Understanding of Victorian owners corporation legislation
5. Maintenance coordination
6. Meeting and records management
7. Contractor management
8. Insurance administration
9. Technology and owner communication systems
10. Professional indemnity insurance
11. Registration and professional development
A change should be carefully planned
Changing an owners corporation manager is an important decision and should be approached methodically.
Before making a decision, a committee should review its existing management agreement and understand the applicable termination provisions, notice periods and contractual obligations.
The committee should also ensure that records, financial information, contracts, keys, access information and other important documentation can be transferred appropriately if a new manager is appointed.
A well-managed transition can minimise disruption and help ensure that essential administrative responsibilities continue without unnecessary delays.
Looking beyond the management fee
Price is naturally an important consideration for owners corporations, but it should not be the only factor.
A lower management fee may not necessarily represent better value if communication is poor, additional services attract unexpected charges or important matters require repeated follow-up.
Instead, committees can consider the overall value offered by a prospective owners corporation manager.
That can include the manager's experience, accessibility, systems, transparency, knowledge and ability to provide practical support to the committee.
A more professional approach to owners corporation management
The changing regulatory environment and rising expectations among property owners are encouraging greater focus on professionalism across the Victorian owners corporation sector.
For Melbourne communities, choosing an experienced and appropriately registered owners corporation manager can help committees approach administration, financial management, maintenance coordination and compliance with greater confidence.
As the industry prepares for further education and professional development requirements, owners corporations have an opportunity to reassess what they expect from their management provider.
Rather than viewing management as simply an administrative function, committees can consider it as an important part of protecting the long-term operation, governance and liveability of their shared property.
About Dixon Kestles
Dixon Kestles provides owners corporation management services designed to support committees and property owners with the administration and ongoing management of shared property.
The company assists owners corporations with professional management, communication, compliance, financial administration and property-related coordination.
For Melbourne owners corporations considering whether their current management arrangement continues to meet their needs, reviewing the performance and suitability of an owners corporation manager can be an important first step.