Most people buy into apartment living thinking they’ll escape the hassles of property maintenance. Wrong. Dead wrong. You’ve just traded mowing lawns for committee meetings, and trust us, the lawn was easier to manage. Owners corporation managers in Melbourne will tell you that behind every functional apartment building sits a complex beast of regulations, budgets, and personalities that would challenge a United Nations mediator.
We’ve watched perfectly rational adults turn into property management warriors over issues like letterbox keys and dog waste disposal. If you’re knee-deep in strata life or considering diving in, here’s what nobody tells you at the sales presentation.
1. Committee Members Aren’t Your Building’s Social Directors
Stop trying to make everyone happy. Seriously. The owners corporation committee exists to run a building, not host a never-ending diplomacy summit. We’ve seen committees tie themselves in knots trying to avoid hurting feelings while the building literally falls apart around them.
Good committees make hard choices. They approve necessary but expensive repairs. They enforce parking rules even when Mrs Henderson from Unit 12 gives them homemade jam at Christmas. They say no to requests that sound reasonable but would set terrible precedents.
Your job isn’t winning popularity contests. It’s protecting property values and maintaining a functional living environment. Sometimes that means being the bad guy. Get comfortable with it.
2. Cheap Levies Today Mean Expensive Surprises Tomorrow
Here’s a fun fact: buildings don’t maintain themselves through wishful thinking. Yet we constantly see owners corporations celebrating rock-bottom levies while completely ignoring the maintenance tsunami heading their way.
That concrete cancer creeping across the facade? It’s not going to heal itself with positive energy. The lifts making concerning grinding noises? They’re not developing character. The waterproofing that’s older than some committee members? Time’s up.
Smart buildings maintain healthy reserve funds because they understand basic arithmetic. Spreading major repairs across multiple years through regular contributions hurts less than sudden special levies that hit like financial lightning bolts. We’ve seen owners hit with $15,000 special assessments because previous committees preferred keeping levies low to keeping buildings functional.
3. If It Isn’t Written Down, It Never Happened
Human memory is like your toxic ex’s promises — unreliable and subject to convenient revision. Committee decisions based on verbal agreements and informal understandings create chaos faster than you can say, “but we discussed this last year.”
Proper minutes aren’t bureaucratic torture devices. They’re insurance policies against future disputes and committee member amnesia. When someone inevitably claims the building agreed to something completely different, detailed records become your best friend.
Document maintenance schedules, rule enforcement actions, budget decisions, and contractor agreements. Future committees will thank you, and your building’s legal position will remain solid when disputes arise.
4. DIY Management Has Its Limits
Some owners corporations approach building management like weekend DIY projects — how hard can it be? This attitude works fine until something goes seriously wrong, then suddenly everyone wishes they’d hired professionals months earlier.
Self-management suits simple buildings with engaged, knowledgeable owners. Complex properties with commercial spaces, swimming pools, or multiple building phases need expertise that volunteer committees typically lack. Professional managers understand compliance requirements, insurance intricacies, and dispute resolution techniques that keep buildings running smoothly.
Yes, professional management costs money. But compare that expense to the cost of compliance failures, botched contractor negotiations, or legal disputes that could have been avoided with proper expertise.
5. Insurance Coverage Isn’t One-Size-Fits-All
Building insurance policies contain more fine print than pharmaceutical advertisements, and the devil lives in those details. Generic coverage that sounds adequate often leaves gaps wider than the building’s lobby.
Property improvements change insurance requirements. That expensive kitchen renovation affects replacement values. Common area upgrades might require additional coverage. Regular insurance reviews ensure your policy evolves with your building, rather than becoming progressively obsolete.
Work with insurance professionals who understand strata complexities rather than treating your building like a standard commercial property. The differences matter more than you think, usually at the worst possible moment.
6. Rules Without Enforcement Are Just Suggestions
Creating comprehensive building rules feels productive until you realize nobody intends to enforce them. Inconsistent rule application creates bigger problems than having no rules at all because selective enforcement breeds resentment and legal vulnerabilities.
This doesn’t mean patrolling corridors with clipboards, but it does mean addressing violations professionally and consistently. When parking rules get ignored, noise complaints pile up, or common areas get misused, consistent responses establish expectations and prevent small problems from becoming major conflicts.
Playing favorites based on personal relationships or committee politics undermines the entire system. Fair enforcement applies standards equally, whether the violator brings cookies to meetings or complains loudly about everything.
7. Good Communication Prevents Most Disasters
Regular updates keep residents informed and reduce the gossip mill that turns minor maintenance work into conspiracy theories about secret assessments. Clear communication about upcoming projects, budget decisions, and rule changes prevents most conflicts before they develop.
But there’s a balance. Nobody wants daily updates about gardening schedules, yet advance notice about lift maintenance or major construction prevents angry confrontations and helps residents plan accordingly.
Multiple communication channels work better than relying solely on notice boards that half the residents never read. Email updates, building websites, and regular meetings create information redundancy that ensures important messages actually reach their intended audience.
Managing owners corporations successfully requires understanding that you’re running a business, not hosting a community social club. The buildings that function well long-term have committees that make tough decisions, plan for inevitable expenses, and maintain professional standards even when dealing with highly personal disputes between neighbors who see each other daily.
Your building represents a significant financial investment for every owner. Treating that responsibility seriously, whether through volunteer commitment or professional management, protects everyone’s interests and maintains the quality of life that attracted people to apartment living in the first place.
