Due diligence is crucial for every investment. For a shared ownership property run by an owners corporation (OC), that means confirming the OC manager is up to the job. 

An unsuitable manager puts the OC at risk of compliance breaches, invalid insurance, financial mismanagement, or even fraud. Those kind of problems can have a massive impact on the OC committee and everyone in the building.

So, what qualifications does an OC manager need in Victoria? And which supplementarily certifications demonstrate capability? From mandatory legal requirements to nice-to-haves and value-adds, we’re covering what makes a great OC manager in this post.

What Qualifications Are Required for an Owners Corporation Manager in Victoria?

In Victoria, we use the term ‘owners corporation manager’ in lieu of strata or body corporate manager, which are common in other parts of Australia.

Some states and territories require OC managers to be licensed, while others mandate registration with various government entities, or both. The Victorian rules vary depending on whether the OC manager is a ‘paid professional’ or a ‘volunteer.’ 

The volunteer OC manager doesn’t require any qualifications or registrations. However, they must not receive any incentives, including free accommodation or discounted owners corporation fees; otherwise, they are considered a ‘paid professional.’

The paid professional OC manager also doesn’t have any mandatory qualification requirements. However, they must be registered with the Business Licensing Authority (BLA) and hold Professional Indemnity Insurance to legally perform managerial functions. 

Since 2021, Victorian OC managers have been ineligible for BLA registration if they have been convicted or found guilty of certain offences, including fraud, within the last 10 years. 

You can check registration status at the public register of owners corporation managers.

What Qualifications Should An Owners Corporation Manager Have?

Meeting minimum registration requirements, having completed a strata management practice standard and having a clean criminal record doesn’t necessarily mean an OC manager will perform effectively.

The top OC Managers are members with the REIV of the SCA or both. Your OC manager should hold a Certificate IV in Strata Management to hold the qualification of a CPSM and must complete 5 units of this certificate by the 30th June 2027. Continuing Professional development becomes a mandatory requirement from the 1st April 2028.

Ideally, your OC manager will form part of a multidisciplinary team, working side by side with a Chartered Accountant (CA) or a Certified Practising Accountant (CPA). These professionals have the expertise to dig through historical records and uncover financial discrepancies, potentially avoiding fraud, non-compliance, or special levies. 

A strong OCM team holds ISO 9001 certification and ISO 27001 in data security, has a high average customer feedback score, and has received multiple independent awards. Well-established teams with a track record of managing expansive, multi-billion-dollar portfolios are generally a safe bet. 

Why Having A Highly Qualified OC Manager Matters

A rookie or underqualified OC manager without support from a multi-disciplinary team could put your investment at risk. Additional qualifications and skill sets not only ensure legislative compliance, but they also reduce risks and safeguard long-term OC finances. 

An expert OCM team will: 

• Perform regular site inspections to search for maintenance requirements or compliance breaches.
• Periodically review compliance with elevators, fire safety, and shared facilities, such as swimming pools. 
• Maintain constant communication with the OC and property owners. 
• Consult the OC committee regarding any financial, maintenance, or infrastructure concerns.
• Handle rule breaches, issue warning notices, resolve potential disputes, and manage maintence funds. 
• Collect levies from residents and draft accurate financial forecasts. 
• Abide by all applicable accounting regulations to ensure funding transparency.
• Comply with compulsory disclosure requirements to avoid conflicts of interest.
• Create an efficient capital works plan to manage long-term maintenance and preserve property values.
• Coordinate ongoing maintenance tasks, such as organising quotes, and scheduling routine services or emergency repairs. 
• Review potential revenue-raising opportunities, such as storage hire and electric vehicle charging. 
• Hold valid registrations, such as REIV-accreditation, ISO certification, and undertake Continuing Professional Development (CPD) programs.

Above OCM: The Professional OCM Team For All Your Owners Corporation Needs

We don’t just meet minimum requirements. At Above OCM, we go above and beyond to help your OC committee succeed.

Featuring a multi-disciplinary team of Chartered Accountants (CAs), Certified Practising Accountants (CPAs) and Certified Strata Community Managers (CSCMs), we offer comprehensive OC property management services throughout Melbourne and Victoria. Above OCM also holds ISO 9001 certification in Quality Management Systems and are currently undertaking the assessment in ISO 27001 for Information security.

Whether you’re seeking help with a precinct, large apartment building, mixed-use development, or townhouse complex, our team is here to help. By combining clear, transparent communication with high-level expertise, we offer quality OCM services designed to help communities thrive. 

• 80% of team members have professional qualifications (SCA, CA, CPA)
• 95% customer satisfaction rating in the 2023, 2024 and 2025 Australian Achiever Awards 
• $3.5b+ in property under our management. 
• 100% Transparency guarantee; all transactions and documents backed by a qualified professional 

Contact Above OCM today.