If you live in a strata community in British Columbia, you’ve probably wondered at some point: Who actually makes the decisions? Who enforces the bylaws? And what does a strata manager really do all day?
These questions come up often. And for a good reason. Strata living can be complicated and, sometimes, even frustrating. To shed light on the mystery of who does what in a Strata Corporation, Michele Seger, Director of Management Services at Tribe Management Inc, breaks down the key responsibilities of owners, council members and the management company.
The foundation: owner responsibilities
Every strata community starts with owners. As individual homeowners, you have a set of core responsibilities that keep the entire corporation running smoothly. These include maintaining your own unit, attending owner meetings and Annual General Meetings (AGMs), voting on decisions, and electing the strata council. As an owner, you’re responsible for payment of strata fees and levies in a timely fashion since this directly affects the financial health of the community.
As Michele explained, “The owners have an obligation because they are owners in the overall strata corporation. So it’s in their best interest to participate actively. In the end, they benefit individually. And the strata benefits as a whole.”
Active involvement is more than just meeting obligations. It’s about taking an active role in the overall financial and operational health of the community.
The decision makers: strata council
The group of volunteers owners who are elected at the AGM form the strata council. This group acts as the governing body of the community. They take on the responsibility of managing and overseeing the decisions that affect the entire community. The council is tasked with approving building repairs, maintenance, and ensuring common assets are cared for. On top of this they are responsible to oversee the community’s finances. In order to handle all of this responsibility, they meet regularly and work closely with their hired management company
As Michele points out, most council members have jobs, families, and busy lives outside of this important volunteer role. That’s why the partnership with a professional strata manager is so essential. The manager handles much of the day-to-day administration, freeing up council members to focus on decision-making instead of becoming unpaid full-time employees of the community.
The support system: strata management
One of the most misunderstood roles in the strata corporation is that of the strata manager. Most owners assume that these managers make the decisions for the community, but this is far from the case.
Managers don’t have the authority to create and enforce bylaws, approve contracts and quotes or spend funds without council approval. They work alongside the strata council by providing professional guidance. Once the council has made a decision, the manager moves forward with implementation.
A strata manager’s duties are extensive. Administratively, they prepare budgets, agendas, and financial statements, attend and facilitate meetings, collect fees, pay bills, and keep all strata corporation records organized. Operationally, managers conduct regular site inspections, coordinate trades for repairs and maintenance, arrange insurance coverage, and provide necessary forms (like the Form B and Form F) during unit sales. In emergencies, managers act as the first point of contact, dispatching trades to mitigate damage and working with insurance adjusters when needed.
What they can’t do is just as important as what they can. Managers can’t give legal advice, decide whether someone has violated a bylaw, issue fines, hold hearings, or authorize spending without council approval—except in emergencies. In short, the manager does not make any decisions on behalf of the strata corporation unless there is an emergency.
Michele gave an example of when a manager operates independently: “If there is an active water ingress leak that started on the sixth floor and it’s run through four units. We have a major water incident happening, we are permitted to dispatch a trade…in that particular situation, that is the only time that we are authorized to make the decision, and it is for the betterment of the community.”
The licensing and regulation reality
Strata management is a regulated profession in British Columbia. Managers must complete rigorous training through the University of British Columbia’s Sauder School of Business, where courses are intentionally challenging and the passing grade is high.
This means homeowners can trust that their manager isn’t just a “paper pusher.” They are licensed professionals working within strict legal frameworks and bound by agency agreements with their strata corporations.
Common misconceptions and frustrations
Many of the frustrations homeowners feel toward their strata managers stem from misunderstanding the manager’s actual role.
Bylaw complaints, for example. You report smoking in the parking area and feel like nothing has happened. The manager hasn’t simply ignored your concern. More likely, the complaint was presented to council, the council made a decision, and the manager communicated it. If the problem persists, it’s a council enforcement issue. Not a management failure.
Or consider maintenance delays. You may wonder why a persistent leak hasn’t been fixed. In most cases, the manager is waiting for council approval, collecting multiple quotes, or navigating an insurance claim process. Elevator breakdowns are another source of frustration. While managers can dispatch a technician immediately, they can’t control parts availability or repair timelines.
As Michele noted, sometimes managers absorb frustrations that aren’t really theirs to solve. A broken elevator or delayed repair might be the last straw in a stressful day, and the manager becomes the target for that stress.
Decision-making hierarchy
The best way to reduce conflict, aside from good communication, is understanding everyone’s responsibilities. Owners vote on bylaws, elect council members, and approve budgets and major expenditures. Councils handle decision making, bylaw enforcement, contractor selection, and budgeted spending. Managers, in turn, carry out council decisions, handle routine administration, and step in during emergencies.
Even the council president doesn’t hold unilateral authority. Decisions are made by majority vote, with the president only breaking ties when necessary.
Capital projects: a collaborative effort
Capital projects, like a roof replacement, requires close collaboration between the strata council and the management company. These projects tend to require a lot of management resources that isn’t usually covered in the regular agency agreement. As a result, the council can (and should) negotiate for additional services. This ensures that there are enough resources to properly and effectively manage the project.
The portfolio challenge
Another common misconception is that a strata manager only managers one strata corporation. In fact, A manager oversees a portfolio of buildings, ranging in size and complexity. This portfolio approach allows for economies of scale and expertise sharing, but it also means managers must constantly shift gears and prioritize across different properties.
Best practices for a healthy strata community
A well-functioning strata community depends on collaboration and good communication. For owners, staying informed by reading the minutes and attending meetings is key. As is paying fees on time. Councils need to work closely with the strata management company, make timely decisions and provide direction to the strata manager. Managers are the professionals behind the scenes, implementing and communicating the decisions.
As Michelle sums it up, “strata managers are part of the community’s team, working to make sure everything is running smoothly.”
The collaborative community model
When everyone understands each others roles, the community benefits. Owners provide oversight and direction, councils make informed decisions, and managers bring professional expertise to execute them.
Moving forward
Strata living doesn’t have to be a source of frustration.
The next time you’re facing an unresolved issue, pause and ask: who is responsible? Does the council need to meet and make a decision or is this something the management company deals with? That simple shift in perspective can help your strata operate more smoothly and create better outcomes for everyone.
For more information about professional strata management services in British Columbia, visit Tribe Management, where Michele and her team continue to support communities with professionalism, collaboration, and care.