Condo Living

November 6, 2025 Published by British Columbia Chapter - By Michele Seger

Who’s Really In Charge? Understanding The Role Of Your BC Strata Manager

From CCI BC Strata Connection Magazine, Volume 05, Fall/Winter 2025

In the complex world of multi-family living, few roles are as misunderstood (and as essential) as that of the strata manager. Whether you're a condo owner, resident, or member of a strata council, understanding what a strata manager can and cannot do is key to building a well-functioning, harmonious community.

Let’s unpack the nuances of strata governance and the vital, but often misinterpreted, role of the strata manager.

The Myth of the All-Powerful Manager

Let’s start by busting a common myth of the allpowerful, decision-making strata manager. Strata managers generally do not make decisions for your strata corporation. That authority lies with the elected strata council, a group of owners voted by the owners to represent the collective interests of the community. The strata manager’s job is to support this elected council—not replace it.

What Is a Strata Manager?

A strata manager supports and maintains the daily operations of the shared property.

The strata manager is not the boss—they’re the bridge between the council and the community. These professionals are licensed under the BC Financial Services Authority (BCFSA), which is responsible for the Real Estate Services Act (RESA). RESA clearly defines the responsibilities of a strata manager, their code of conduct, the types of services they provide, and even their limitations.

What Can a Strata Manager Do

Strata managers are the operational backbone of your building. Their duties include:

• Attending and facilitating council meetings.
• Preparing agendas, minutes, and distributing documents.
• Managing budgets, financial statements, and fee collection. Coordinating vendors and trades for maintenance and repairs.
• Conducting site inspections and reporting issues.
• Assisting with capital project execution.
• Ensuring proper insurance coverage and recordkeeping.
• Supporting bylaw enforcement as directed by the council.

What They Can’t Do

Despite their central role, strata managers are not empowered to:

• Make decisions on behalf of the council or owners.
• Enforce bylaws independently.
• Hold hearings or act as proxy holders. Spend strata funds without council approval (unless there is an emergency or a lowed under the Agency Agreement)
• Provide legal or insurance advice.
• Determine bylaw violations or fines.

Note: Even in emergencies, managers can only act to mitigate damage, not authorize long-term fixes without council approval.

Common Misconceptions

Frustration often arises when owners expect strata managers to act on their behalf.

Misconception: “I submitted a complaint about smoking in the parking area, but nothing changed. My strata manager is useless.”

In reality, managers must bring complaints to the council, which decides whether to act.

Similarly:

Misconception: “There’s a leak in my parking stall. Why hasn’t the strata manager fixed it?” Managers can coordinate inspections and quotes, but only the council can approve repairs.

Misconception: “The elevators are down again. Why isn’t the manager doing something?” Managers dispatch technicians, but delays often stem from vendor availability—not inaction.

The Human Side of Property Management

Strata managers are often the human connection in an increasingly automated world. Their ability to navigate complex relationships, financials, and logistics is matched by their need to show compassion and patience. Sometimes, people just need to vent. They’ve had a hard day, and the elevator being out of service is the last straw. Our job is to listen, empathize, and help find a resolution.

An Extension of Strata Council

Understanding the role of your strata manager helps set realistic expectations and fosters better co laboration. They are not decision-makers, but dedicated professionals who work tirelessly to support your community and serve as an extension of a strata council.

FAQs About Strata Managers

Q: Can a strata manager fine a resident for breaking a bylaw?
A: No. Only the strata council can make that decision.

Q: Who decides what the strata manager does?
A: The elected strata council provides direction, based on the agency agreement.

Q: Can a strata manager act as a proxy in a vote?
A: No. That’s prohibited under BC legislation.

Q: Why hasn’t my strata manager fixed the elevator?
A: They can dispatch technicians, but repairs depend on vendor timelines and council approvals.

Q: What if I send a complaint directly to the manager?
A: It must be reviewed and approved by the council before any action is taken.

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Michele Seger, Director of Strata Management Services Tribe Management.
With 20 years of experience in hospitality management, Michele transitioned to the property management industry in 2011. Licensed in both Strata & Rental Management she now has over a decade of experience helping communities achieve their goals.