Changing Strata Management Companies: How to Change Your Strata Manager in 2026

Changing strata management companies is done by the owners corporation (OC), not an individual owner. In Victoria, it usually involves confirming majority support, reviewing the existing strata management contract, and appointing a new strata manager by ordinary resolution.

Once that decision is made, the next focus is selecting a suitable replacement and managing the handover of records, finances, and responsibilities from the outgoing manager.

This guide breaks down each step involved in changing strata management companies in Victoria so Committees and Owners understand what decisions are required, can move forward with a clear plan, know what to look for in a new manager, and avoid the confusion that often surrounds the process.

What are the steps to change strata management companies?

The process below follows a clear sequence and helps owners corporations avoid the common problems that can delay a change or complicate the handover.

Step 1: Speak with Owners and Committee members

Start by getting clear on the issues and whether others share the same concerns. Keep it factual and document specific examples such as missed maintenance, poor communication, delayed financial reporting, or a lack of transparency.

If your owners corporation has a Committee, raise the issue there first. If it doesn’t, speak with other lot owners early so the concerns are clear and documented before you move into the formal decision process.

Step 2: Confirm majority support to change strata management

Once the concerns are clear, the next stage is to confirm whether there is enough support to move forward before spending time on quotes, tenders, and documentation.

Changing strata management companies is a formal decision of the owners corporation and is made through voting. If there is an OC Committee, the Committee will usually lead the process and may be able to appoint a new strata manager by ordinary resolution where permitted. If there is no Committee, the decision is typically made by the owners corporation at a general meeting.

What quorum is needed to change strata management companies?

A quorum is the minimum number of members that must be present for decisions (including voting to change a strata manager) to be valid. Under the Act:

• Owners corporation general meeting: a quorum is at least 50% of the total number of lots, or if that number cannot be determined, at least 50% of the total lot entitlement.
• OC Committee meeting: a quorum is at least half of the Committee members.

These quorum requirements apply whether the decision is made at an annual general meeting, a special general meeting, or a meeting convened specifically to change strata management.

Step 3: Review your strata management contract and legislation

Before taking any formal step, review the legal framework that governs how the owners corporation can terminate the current arrangement and appoint a new strata manager.

What does the strata management contract say about termination?

Start with the most recent signed strata management contract that binds the owners corporation to the current strata management company. Review the terms and conditions carefully, including the length of the agreement, termination clauses, notice periods, meeting requirements, and any obligations that apply if the strata manager is changed or replaced by another service provider.

What legislation governs changing strata management?

In Victoria, the primary legislation governing owners corporations and strata management is the Owners Corporations Act 2006. It’s also important to be aware of any relevant amendments or updates to the Act that affect meeting procedures, voting requirements, or the appointment and termination of strata managers.

What happens if a dispute arises when changing strata management?

Owners corporation disputes are resolved through the Victorian Civil and Administrative Tribunal (VCAT). Matters relating to the termination, replacement, or exit of a strata management company may be considered by a VCAT member if a dispute arises. Previous VCAT decisions can also provide guidance on how similar situations have been assessed.

What strata regulations and rules apply when changing managers?

Compliance with applicable strata regulations and the owners corporation’s rules is important when changing strata management. These can affect meeting notices, voting processes, record keeping, and financial arrangements, and should be followed to ensure the change is carried out properly.

This step helps you avoid disputes, unnecessary delays, or a changeover that fails procedurally.

Step 4: Define your strata management requirements

Before you start requesting quotes or comparing providers, be clear about what your owners corporation actually needs from a new strata manager. Defining this upfront helps you compare options properly and avoid repeating the same issues.

Examples to define include:

• communication standards and response times
• financial reporting frequency and transparency
• maintenance approach (planned versus reactive)
• compliance support, meeting quality, and record keeping
• after-hours processes and contractor management

It is also important to remember there are effectively two areas that require management services:

• the physical building itself
• the owners corporation, including lot owners and the Committee

Each building is different and will have its own priorities. As a high-level example, older buildings often need more focus on maintenance plans, raising maintenance funds, and addressing issues before they escalate into safety concerns. Newer buildings may be more focused on building defects, noting that in Victoria there are specific timeframes for structural and non-structural defect claims.

Step 5: Compare and select a new strata management company

Use the requirements you defined in Step 4 to assess providers based on service and fit, not just price. Focus on:

• clear scope of services, including what is included and what is charged as extras
• experience with similar buildings
• reporting systems and accessibility
• references and reputation
• capacity to service your owners corporation properly

Request proposals from your preferred options so owners and Committees can compare them side by side. Proposals should clearly set out:

• services covered (financial, administrative, maintenance)
• fees and any additional costs
• response times for queries and emergencies
• approach to maintenance, emergencies, and ongoing issues
• technology used for records, reporting, and communication

Compare proposals based on service quality, transparency, and long-term value. Meeting with the preferred managers can also help clarify expectations and confirm they are the right fit before the appointment is put to a vote.

Step 6: Pass the motion and appoint the new strata manager

This is the point where owner support becomes a formal decision. To change strata management companies, the owners corporation will usually need to:

• Confirm the appointment by ordinary resolution, either through the Committee where permitted or by the owners corporation at a general meeting or ballot
• Put forward any related motion required to end the current arrangement in line with the contract
• Record the decision correctly in the minutes or ballot documentation

After the motion is passed, formalise the appointment by finalising the new strata management agreement. This is the time to review the proposed terms closely and renegotiate anything that does not match your requirements.

Once the agreement is settled, the owners corporation can move into the handover stage.

Step 7: Manage the handover process

The handover is where most issues arise, so treat it as a structured transition. The aim is to transfer records and responsibilities cleanly while keeping the building running day to day.

To manage the transition:

• confirm the outgoing manager’s handover obligations and timing under the current agreement
• make sure all records and information are transferred in full and in an accessible format
• introduce the new strata manager to lot owners and confirm communication channels and response expectations
• If needed, appoint a small Committee-led transition group to oversee the handover and keep owners informed

What should a proper handover cover?

• owners corporation records (physical and digital)
• financials, levies, arrears lists, budgets, and invoices
• bank account access and authorities
• keys, fobs, contractor details, warranties, and compliance records
• building works in progress and upcoming deadlines

A structured handover reduces disruption and helps prevent missing invoices, compliance issues, or lost documents. Set clear deadlines, confirm what has been received, and keep owners updated until every record, authority, and active matter is fully transferred.

How can Strata Management Consultants help you change strata management companies?

Changing strata management companies can be time consuming and difficult to manage. Even when the decision to change is clear, it can still be hard to run the process properly and choose the right manager.

Strata Management Consultants specialises in guiding Committees through the change process and connects owners corporations with carefully vetted strata management companies.

If you’d like help with your situation, call (03) 9007 2618 or email office@strataconsultants.com.au.