Professional owners corporation management companies in Victoria charge anywhere from $250 to $600 per lot on average (being the total of all above charges). Other very important things to note:

• Management fee per lot for a building with 200 occupiable lots will be (or should be) than a building with say 8 lots
• The total cost that you and your building pays to the Owners Corproation Management Company isn’t always straightforward and clear on your financial reports i.e. all additional line items and charges on top of management fees such as… disbursements, fees for service, meeting fees, work orders, insurance commission, establish fees
• Watch out for bait pricing! –> a lot Committee Members contact various OC management companies to get “quotes” but a lot of companies will quote you a nice friendly low management fee but make-up for it in uncapped additional charges in the aforementioned.
• Sometimes – either as a byproduct of ‘sweet-heart’ contracts signed by the developer/builder or due to CPI increases over time – you might be overpaying for a service that isn’t so great.Additionally, owners corporation management fees differ between management companies, but typically the following factors will be determinants of the pricing:
• Size of the building and the number of occupiable lots.
• How the company values their own set of in-house knowledge, expertise, systems, processes, quality, staffing, and their value to the market.
• The facilities, amenities, and common property of the building.
• The location of the building and building usage (i.e. apartments, townhouses, commercial, industrial, or mixed-use).
• On-site staff presence i.e. part-time or full-time building manager, facilities manager, concierge, security, etc.
• The service expectations and other requirements of the owners of corporations.

It’s also important to note that Owners Corporation Management Companies derive their income/revenue from:

1. Professional management fee (for the service of providing strata/owners corporation management.
2. Disbursement fees (for costs that they incur in relation to things like printing, paper, envelopes, postages etc.)
3. Insurance commission – typically 10-20% of the base insurance premium as the OC managers are often authorised representatives of an insurance broker or insurer. This can be a contentious issue at times and one we will often discuss with Committees as to how best to mitigate any potential conflicts of issues
4. OC certificate fees – paid by the lot owner to the OC management company when they require an OC certificate for Section 32 when selling their lot in the owners corporation.

If you’re looking for a full free breakdown of strata management fees – click here.

If you are concerned about the fees charged by your incumbent management company or any other cost aspects of your building’s operating expenses, most welcome to email us at office@strataconsultants.com.au and undertake a review.

To become a registered owners corporation manager in Victoria, you must:

1. Obtain professional indemnity insurance with a minimum coverage of $1.5 million for individuals or companies.
2. Meet eligibility requirements: be over 18 years old, not insolvent or under administration, and not a represented person under the Guardianship and Administration Act 1986.
3. Apply for registration through Consumer Affairs Victoria’s online system, paying the required fee.

This article, How to Become a Body Corporate Manager in Victoria, provides a more detailed guide on the registration process and additional resources.

We tend to find their pricing falls somewhere in the middle as typically owners corporation management companies in Victoria charge between $300 to $500 per lot on average (total of all above charges).  We don’t work with the cheapest, newest entrants, or the unproven one-man operators because that would mean compromising on the quality.

Most of our partner OC management companies have the right balance between being established and dynamic enough to action and address OC issues. They are not the most expensive because they’re focused on service delivery and not constrained by old ways and overheads.

The best strata management software platforms used by professional companies in Australia include:

• StrataMax – A long-standing market leader with a comprehensive suite of nine integrated products that streamline strata office processes.
• MRI Strata Master – An enterprise-grade platform known for robust trust accounting, extensive reporting, and scalability across large portfolios.
• PropertyIQ Strata –  A modern, cloud-native solution designed for efficiency, with seamless integration to Macquarie Bank for financial workflows.
• Intellistrata – An AI-first, cloud-based platform offering ISO 27001:2022 certified security, transparent per-lot pricing, and frequent updates.
• Urbanise Strata –  A purely cloud-based platform with strong automation features and a landmark NAB partnership for integrated banking and payments.

Choosing the right platform depends on your organisation’s size, complexity and needs.