Note: This blog is a general reflection on the role and value of strata committees. It’s not a commentary on any specific building or client relationship. At Bettr, we work with a wide range of committees, each with their own dynamics, strengths, and challenges. The examples shared here are intended to educate and inspire, not to critique. Every partnership is unique, and we approach each one with respect and professionalism.
When I’m approached to onboard a new strata scheme, most people assume I’m the one being interviewed, and in many ways, I am. Owners want to know if Bettr is the right fit, if we’re experienced, responsive, and capable of managing their building well.
But here’s something I don’t think gets said enough:
I’m also interviewing the strata committee.
Because the truth is, the relationship between a strata manager and a committee is a partnership. And if that dynamic isn’t built on mutual respect, transparency, and shared values, it doesn’t matter how good the systems are or how well the building is maintained. It won’t work.
Why the Committee Matters
The strata committee is the leadership team of the owners corporation. They make decisions that affect:
-Property values
-Community wellbeing
-Financial health
-Legal compliance
They’re the ones who set the tone for how the building operates. A strong committee can elevate a building. A dysfunctional one can drag it down.
The Good, The Bad, and The Ugly
✅ The Good
I’ve worked with committees that are collaborative, respectful, and proactive. They ask thoughtful questions, listen to advice, and make decisions with the long-term interests of the building in mind. These are the partnerships that thrive, where Bettr can truly add value.
⚠️ The Bad
Then there are committees where ego gets in the way. One person dominates, decisions are made without consultation, and transparency is lacking. These buildings often struggle with owner engagement, financial planning, and conflict resolution.
❌ The Ugly
Occasionally, I meet committees where the dynamic is so misaligned with our values that I simply decline to proceed. If I sense hostility, a lack of integrity, or an unwillingness to collaborate, I won’t onboard the scheme. Because at Bettr, we’re not just managing buildings. We’re building relationships.
Legal Responsibilities: Section 37 of the Strata Schemes Management Act 2015
Under Section 37 of the NSW Strata Schemes Management Act 2015, all strata committee members have a legal duty to:
(1) Act honestly and fairly in performing their functions
(2) Exercise their functions with due care and diligence
(3) Act in the best interests of the owners corporation
(4) Comply with the Act and its regulations
Use or disclose information obtained as a committee member only for lawful purposes or as required by law
Avoid behaviour that unreasonably interferes with another person’s use or enjoyment of their lot or common property
These aren’t just best practices, they’re enforceable obligations. They exist to protect the integrity of the committee and ensure decisions are made in the collective interest of all owners.
Strong Committees Save Owners Corporations Real Money – Here’s How
At Bettr, we’ve seen firsthand how a high-functioning strata committee can save an owners corporation thousands of dollars over a 12-month period, not just through smart decision-making, but through collaboration and shared responsibility.
While our agreement covers a wide range of core services, there are many additional services we can charge for, things like:
-Attending extra meetings
-Coordinating major works with the strata manager and those involved in the project
-Drafting complex communications
-Managing disputes with the strata manager
-Preparing detailed reports or budgets outside the standard cycle for the consideration of the owners corporation
But when we work with a strong committee, we often don’t need to as much of the heavy lifting.
They:
(a) Organise meetings efficiently
(b) Communicate clearly with owners
(c) Review quotes and scope works proactively
(d) Keep records and follow up on tasks
(e) Make decisions quickly and responsibly
This kind of partnership means we can focus on what we do best – managing the scheme – without needing to step in for every operational detail. And that translates to real savings for the owners corporation.
A Real Example from Bettr
One building we’ve worked with had a proactive committee that handled a major concrete cancer project onsite. They:
(a) Liaised directly with contractors
(b) Reviewed scope documents
(c) Managed owner communications
(d) Kept us informed and involved at key decision points
Because of their leadership, we didn’t need to charge for additional project coordination, site visits, or dispute resolution. The building saved thousands of dollars in potential service fees, and the project was completed ahead of schedule.
That’s the power of a great committee.
Volunteer Safety & Insurance: A Crucial Reminder
Many strata committee members generously give their time, and in some cases, their physical effort, to support projects onsite. If a committee member is actively involved in hands-on work (e.g. supervising trades, assisting with repairs, or managing deliveries), it’s essential that the owners corporation discloses this to their insurer.
Not all strata insurance policies automatically cover volunteer committee members for onsite activities. To avoid potential issues with liability or coverage, we strongly recommend that the committee or strata manager speak with the building’s insurance broker or provider to confirm what’s covered, and ensure appropriate protections are in place.
A Message to All Owners: Appreciate Your Strata Committee
If you’re an owner in a strata scheme but not on the committee, here’s something worth remembering:
Your strata committee is made up of volunteers.
They’re not paid. They’re not always thanked. And yet, they show up – often after hours, between work and family commitments – to make decisions that keep your building running.
From reviewing quotes and chasing contractors, to navigating major works, legal disputes, or budget blowouts, being on a strata committee can feel like a part-time job.
But when things go right?
You might not even notice, because that’s the sign of a high-functioning committee.
And those people?
They’re worth their weight in gold.
How You Can Show Support
(a) Say thank you, a simple email or kind word goes a long way
(b) Attend the AGM and show interest in what’s happening
(c) Offer to help, even if you can’t commit to a full role
(d) Be patient — especially during major works or complex issues
(e) Trust that most committee members are doing their best, not for personal gain, but for the good of the building
Final Thought
Strata committees are the backbone of every owners corporation. They can be a source of strength, unity, and progress, or a source of conflict and stagnation.
At Bettr, we choose to work with committees who lead with integrity, communicate with respect, and genuinely care about their community.
“The strength of the team is each individual member. The strength of each member is the team.” – Phil Jackson
Let’s build better buildings, and better relationships, together.
Yours in strata,
JM
Disclaimer
This blog is intended as a general guide to the role and responsibilities of strata committees under NSW legislation. It does not constitute legal advice or specific management direction.
Strata committees should always consult their appointed strata manager regarding:
- Interpretation of the Strata Schemes Management Act 2015
- Insurance coverage for volunteers or onsite activities
- Governance procedures and compliance obligations
- Any concerns about committee dynamics or decision-making processes
Every building is unique, and your manager is there to help you navigate the complexities of strata with clarity and confidence.