Engaging a management company in Australia: a plain guide

"Management company" usually means one of three things: a real estate agency that manages rental properties for landlords, a strata or body corporate manager that runs the administration of an apartment or unit scheme, or a facility manager that looks after the day-to-day running of a building. Each is governed by different rules, and the rules for the first two differ from state to state. This page walks through what each kind of manager does, how they are licensed or registered, what goes in the agreement, how client money must be held, what owners and tenants are entitled to, how to check a licence, where to take a complaint and how to avoid payment scams, linking each point to the official Australian source.

This is a free, non-commercial reference page. It is general information only, not legal, financial or property advice, and it does not say what applies to any particular property, scheme or contract. It sells nothing, takes no referral fees and does not list or recommend any real estate agency, strata or body corporate manager, facility management business, lawyer or software. For advice about your own situation, contact the fair trading or consumer affairs body in your state, or a lawyer. This page is not affiliated with any government body listed. Laws, fees and contact details change, so check current details on the official websites.

The guide

Twelve topics to work through before and after you engage a property manager, strata or body corporate manager or facility manager, with what the official sources say at each step.

Three kinds of management company

A property manager (also called a managing agent) manages a rental home for a landlord: advertising, choosing tenants, collecting rent, arranging repairs and dealing with the bond. NSW Fair Trading lists "lodging the rental bond" among a managing agent's responsibilities. A strata manager (called a body corporate manager in Queensland and an owners corporation manager in Victoria) is engaged by the strata company, body corporate or owners corporation to run its administration. The Queensland Government says a body corporate can engage a manager "to supply administrative services to the body corporate", and in South Australia the Legal Services Commission's Law Handbook says "a strata manager does not have any powers independent of the corporation." A facility manager is usually engaged by a building owner or occupier to look after maintenance, contractors and building services. Unlike the first two, no official page was found describing a state licensing scheme for facility management as such, so the contract and work health and safety law do most of the work.

Licensing of property managers, state by state

In New South Wales, a landlord's agent must be "a licensed real estate agent (that is, they hold a real estate licence)" or an assistant agent holding a real estate certificate of registration, and "only a licensed real estate agent can sign an agency agreement with the landlord." In Victoria, Consumer Affairs Victoria says "you must not conduct business as an estate agent unless the BLA grants you a licence" (the Business Licensing Authority), and an agent's representative "is employed by or acts for a licensed estate agent" and "cannot operate an estate agency business." In Queensland, "real estate agents must have a licence to work in Queensland." In South Australia, property managers "work for registered land agents" and "must be registered" with Consumer and Business Services (CBS). In Western Australia, "you must have a licence to sell, lease or manage a property on behalf of a client in WA", and property managers "must be registered and work under the supervision of a Western Australian licensed real estate and business agent."

Licensing of strata and body corporate managers

The rules differ most here. NSW requires "a strata managing agent licence to oversee strata or community land schemes", in two classes, and says "class 2 licence holders are not allowed to open or manage a trust account." Victoria requires "any person or company carrying on business as an owners corporation manager for a fee or reward" to be registered with the Business Licensing Authority, and registered managers "must hold professional indemnity insurance with a minimum coverage of $2 million." Queensland says "at present, body corporate managers do not need to be licensed in Queensland." In Western Australia, Landgate says principals must obtain "a Certificate IV in Strata Community Management", individuals "must obtain a national criminal record check every three years", and insurance "must be of not less than $1,000,000 for any one claim." In South Australia, the Law Handbook says "a strata manager must have professional indemnity insurance of at least $1.5 million per claim during a period of 12 months"; no SA licensing or registration scheme specific to strata managers was confirmed.

The management agreement for a rental property

Every state expects the arrangement to be in writing. NSW says "a landlord who uses an agent will need to enter into a written management agency agreement", that "the fees and conditions of the agreement are negotiable", and that it "usually contains a notice period clause if either party wants to end the arrangement." In Queensland the appointment is made on form 6 (residential) or form 6A (commercial) and must set out "how much the real estate agent will charge for their services", "any other costs they could incur on your behalf (e.g. advertising)", "when your payments to the agent are due" and "what services the agent will provide and how"; either party can end it by written notice, with "a minimum 30 days' notice" unless both agree to less. Consumer Affairs Victoria says "you can negotiate all fees and expenses with an agent, except those that are fixed by law" and you "must record who is responsible for paying what fees and expenses." The WA guide says property managers "cannot pay expenses on your behalf unless you give them permission to do so in the written authority", and that under most written authorities either party can cancel by giving 28 days' notice in writing. Ask what is included in the management fee and what is charged separately.

Strata and body corporate management agreements

Term limits and delegations are set by law in several states. In NSW, an appointment made at the first AGM "can only be for 12 months", after which "strata management agreements can go for up to three years", and the committee can extend an expired agreement "up to three months at a time" until the AGM. NSW says the agreement should not include "terms that require the owners corporation to pay for the agent's professional indemnity liability", and a strata manager can't change by-laws, remove a committee member, hire a building manager or set levies. In Queensland, a committee's written engagement must state "the length of the engagement (must not be longer than 3 years)", and a manager who receives "a commission, payment or other benefit" must disclose it to the body corporate. In Victoria, an owners corporation manager "must be appointed in writing or using the approved" form. In WA, Landgate advises a written contract stating the "basis of payment of the strata manager" and warns owners to watch for "automatic rollover provisions."

Facility management contracts

Because no specific licensing scheme for facility managers was found, the written contract matters most: what services are covered, response times, who engages and pays contractors, reporting, insurance, the term and how either side can end it. If the contract is a standard form contract, the ACCC says "laws protect consumers and small businesses from unfair terms in standard form contracts", and a term may be unfair if it would "cause a significant imbalance in the rights and obligations of the parties under the contract." Engaging a facility manager does not move safety duties off the owner or occupier. Safe Work Australia says a business that is a tenant "will share responsibility for providing a safe physical work environment and facilities" with the property manager or building owner, that duty holders "must, so far as is reasonably practicable, consult, co-operate and co-ordinate activities" with each other, and that a business "cannot 'contract out' of their responsibility." In NSW strata schemes, a building manager agreement "can last up to 10 years" and the building manager must disclose connections to the original owner or developer before appointment.

Trust accounts, in general terms

Money a licensed agent collects for clients must be held in trust, separate from the agency's own money. NSW says licensees "must hold clients' funds in a trust account", that client money "cannot be used for any purpose other than for that client and must be disbursed as the client directs", that "only a licensee in charge (LIC) of a business may authorise trust account withdrawals", and that trust records "must be audited" each year. Consumer Affairs Victoria says "if you receive money in advance from a client, you must deposit it into a trust account", listing rent and fees for advertising or maintenance among the examples, and that agents generally "should not make any payments from general business accounts to trust accounts." Victorian owners corporation managers must "hold all money on behalf of an owners corporation on trust" and "account separately for money held for each owners corporation you manage." Ask your manager which account your money goes into and how often it is paid out.

Owners' and tenants' rights

Owners (landlords) can negotiate fees, should have the agreement in writing, and can generally end it by notice. Consumer Affairs Victoria says "in most cases, you can immediately end your agent's management of your rental property by notifying them in writing", and that the agent should explain their accounting timelines. Strata lot owners can generally see the scheme's records: in South Australia a strata manager must make records available "within 10 business days of the request." Tenants (renters) keep their rights when an agent is involved. Bonds must be lodged with the state bond authority: in Victoria the rental provider "must lodge it with the RTBA within 14 days" and renters "should check the lodgement"; in Queensland a manager who receives bond money "must generally lodge it within 10 days of receipt to the RTA"; in NSW agents must offer Rental Bonds Online but "cannot require a tenant to use" it; and in South Australia "agents must use Residential Bonds Online (RBO) to lodge a bond." In Victoria, agents showing a rented property to prospective renters must give "at least 48 hours' notice before entering."

Checking a licence or registration

Check the manager, and the company, before you sign. In NSW, Service NSW lets you check an individual property licence, a corporation property licence or an assistant agent certificate of registration by name, licence number, ABN, ACN or location, and NSW Fair Trading can be called on 13 32 20. Consumer Affairs Victoria runs separate public registers for estate agents and for owners corporation managers, and says "you should always confirm the owners corporation manager you are dealing with is registered." Queensland's public register covers "all licensed property agents, salespeople and corporations" and shows "the status of the licence—current, expired, refused, cancelled or suspended"; the Queensland Government also says to "always ask to see their real estate agent's licence before appointing them as your property manager." In South Australia, the CBS licensing register includes land agents and "sales representatives & property managers." In Western Australia, the online licence search covers real estate agents, and Consumer Protection says "you can check if a property manager is registered by calling Consumer Protection's licensing branch on 1300 304 064."

Complaints and disputes about agents and renting

Start by raising the problem in writing with the agency. If that fails, each state's regulator takes complaints. NSW Fair Trading offers "a free complaint service to help resolve disputes that involve a property industry professional", covering property management. Consumer Affairs Victoria takes estate agent complaints online after you have tried the agency and called 1300 55 81 81. In Queensland, the Queensland Ombudsman directs real estate agent complaints to the Office of Fair Trading and private tenancy issues to the Residential Tenancies Authority (RTA). In South Australia, contact CBS on 131 882; CBS says it "can't force a trader to provide a remedy." In WA, call the Consumer Protection Contact Centre on 1300 30 40 54; a complaint "is required to be done online or in writing." Tenancy disputes go to tribunals: NCAT hears "tenancy and social housing disputes between landlords and tenants in NSW"; in Victoria, Rental Dispute Resolution Victoria (RDRV), "a free alternative dispute resolution service offered by VCAT", helps with "rent increases, repairs and bonds" before VCAT; Queensland disputes go through the RTA's free dispute resolution before QCAT, except urgent matters; and SACAT deals with "residential tenancies" in South Australia.

Strata disputes, tribunals and commissioners

NSW has a Strata and Property Services Commissioner, which "works within NSW Fair Trading" and promotes "appropriate standards of conduct and competency for agents." NSW Fair Trading takes complaints about strata managers, but "is unable to take complaints against building managers." At NCAT, "mediation is compulsory for most strata and community schemes disputes", and NCAT can make orders about "managing agents and building managers." Queensland's Office of the Commissioner for Body Corporate and Community Management helps resolve disputes "through conciliation or adjudication." In Victoria, "an owners corporation must follow its internal grievance procedure before making an application to VCAT", which hears owners corporation disputes. In WA, the State Administrative Tribunal is described as "the one-stop-shop for strata disputes", and Landgate notes a strata manager "has the right to apply to SAT for a review of the decision to terminate the contract." In South Australia, the Law Handbook says that where a strata corporation and its manager cannot agree on termination, the process involves "an application to the Magistrates Court (minor civil action jurisdiction)."

Rental and payment redirection scams

Scams target both renters and owners. Scamwatch describes payment redirection, where scammers "send you an invoice with new payee information" to get you to "redirect a legitimate payment to a scammer", and advises: "Stop and check any changes to payee information on invoices" and "contact the business you normally deal with by phone using a number you have sourced independently." Queensland's RTA warned in June 2025 of fake letters claiming a property "has changed ownership" and asking for rent to go to a "new bank account", and says to "only engage with property managers and owners using verified communication channels." Scamwatch's rental listings alert says to "insist on inspecting the property- a drive-by is not enough." The Victorian Government advises that "if someone claims to work for a real estate agency, contact the agency directly to confirm their employment." If you have paid a scammer, Scamwatch says to "contact your bank or credit card provider now", report the scam to Scamwatch, and contact IDCARE on 1800 595 160 for support.

Directory

State regulators, registers, tribunals and national bodies for each part of engaging a management company, instead of a list of businesses. Each link goes to the body's own official page.

What is listed. Only Australian, state and territory government bodies, statutory authorities and tribunals are included. No real estate agencies, strata or body corporate managers, facility management businesses, industry associations, lawyers or software products are listed. The list covers New South Wales, Victoria, Queensland, South Australia and Western Australia, is not complete and is in no particular order within each group.

Not an endorsement. Listing is not a recommendation, and this page is not affiliated with any body below. Laws, fees and contact details change, so check the official page before you rely on it.

Inclusion in this directory is not an endorsement. Links are to official websites as published at the time of checking.

Questions to ask before you engage a manager

Plain questions worth working through before you sign a management agreement, appoint a strata manager or hand over the keys to a building.

Which kind of manager do I actually need?

A property manager, a strata or body corporate manager and a facility manager do different jobs under different rules. Be clear which role you are filling before you compare offers.

Is the person and the company licensed or registered in my state?

Licensing differs by state and by role. Search the official register in your state, and check the company as well as the individual.

Is everything agreed in writing, including what is excluded?

The official guides in every state point to a written agreement. Ask what the management fee covers and which costs are charged separately.

What fees will I pay, and when?

Queensland's appointment form must set out fees, other costs and when payments are due. NSW, Victoria and WA say fees are negotiable.

How long is the term, and how do I end it?

Check the notice period, any early termination payment and any automatic rollover. Strata agreements have legal term limits in NSW and Queensland.

Which trust account will hold my money, and how often is it paid out?

Licensed agents must hold client money in trust and disburse it as the client directs. Ask for the accounting timelines in writing.

Will the manager disclose commissions and connections?

Queensland body corporate managers must disclose commissions, and NSW building managers must disclose connections to the developer. Ask any manager to disclose these in writing.

Does the manager hold professional indemnity insurance?

Victoria, WA and South Australia set minimum insurance levels for strata or owners corporation managers. Ask for a certificate of currency.

For a rental, how will the bond be lodged and can the tenant check it?

Bonds go to the state bond authority, not the agent's own account. Tenants can check the lodgement in each state's system.

Who is responsible for safety in the building?

Safe Work Australia says duties are shared between the business, the property manager and the building owner, and cannot be contracted out.

Where would I complain if something goes wrong?

Know your state's fair trading or consumer affairs body and the tribunal for tenancy or strata disputes before you need them.

How will the manager confirm a change of bank details?

Scamwatch says to check any change to payee details by phoning a number you have found independently. Agree a verification step at the start.

About this page

managementcompany.com.au is a free, non-commercial reference page published by Radiant Life Distributors Pty Ltd, Adelaide. It is general information only, not legal, financial or property advice, and it does not say what applies to any particular property, scheme or contract. It sells nothing, takes no referral fees and does not list or recommend any real estate agency, strata or body corporate manager, facility management business, lawyer or software. It is not affiliated with, or endorsed by, any organisation listed; listing is not an endorsement. Information was checked against official websites in November 2026; laws, fees and contact details change, so confirm current details with the organisations linked above.