This article concerns the new qualification requirements for WA strata managers and assistant strata managers.
Landgate has reviewed educational qualification requirements for individuals in the strata management industry, prompted by national-level changes to Certificate IV in Strata Community Management. These changes have affected the ability of strata management professionals to fulfil specific qualification requirements outlined in the Strata Titles (General) Regulations 2019 (STGR).
Landgate will amend the STGR to accommodate the changes to Certificate IV and allow for future adjustments. An overview of the proposed amendments includes:
- Revision of required qualifications: Educational requirements will be based on completing a certain number of core and elective units. This change provides flexibility and adaptability to future changes.
- Removal of the “designated person” concept: the Regulations will no longer refer to a designated person.
- Requirements for the “principal of the business”: The STGR will add a definition for the principal of the business. Principals will be required to meet educational qualifications and have two years experience in the strata management industry.
- Introduction of the “strata community manager” role: A new role of strata community manager will be created, replacing the designated person concept. Strata community managers will be agents, employees, or contractors authorised by the strata manager to perform scheme functions with minimal supervision or direction. Strata community managers need to meet educational qualifications and have one year experience in the strata management industry.
- Introduction of the “assistant strata community manager” role: An assistant strata community manager role will be introduced as a career pathway into the strata management industry. Assistant strata community managers assist principals or strata community managers and may undertake certain scheme functions under supervision. Although there will be no experience requirements for assistant strata community managers, they will need to obtain a minimum qualification within a prescribed timeframe.
Other amendments include provisions for qualified individuals and corresponding changes to the Community Titles Regulations 2021 to ensure consistency between strata managers and scheme managers.
Extension of the transitional timeframe to 2026
The four-year transitional period for WA strata managers to satisfy the educational qualification requirements was due to expire on 30 April 2024. However, this deadline will be extended by 24 months, allowing strata managers, strata companies and the industry time to adjust to the changes.
Western Australian strata managers must be aware of these changes and ensure compliance within the extended deadline to avoid disruptions in their operations and professional activities.
You can access more information on this update from Landgate: Changes to strata manager educational qualification requirements.
The LookUpStrata Team
This post appears in Strata News #648.
Do you have a question about new qualification requirements for WA strata managers and assistant strata managers or something to add to the article? Leave a comment below.
This article does not constitute legal or other advice and should not be relied upon this way. Readers should take legal or other advice before applying the information contained in this publication.
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- Where to go when you need help with Strata in WA
- WA: Q&A Why are we still referring to the Strata Titles Act 1985?
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Our Strata Manager doesn’t appear to employ a qualified Bookkeeper, and our reports appear to contain accounting errors. Our COO also lacks technical understanding.
What can we expect our COO to demand by way of monthly reconciliations, and supported annual reports?
Hi Pauline
We have just received this reply back from Marietta Metzger, Magixstrata:
There is no requirement under the Strata Titles Act 1985 that financial statements must be prepared by a qualified bookkeeper or accountant. The Act does not prescribe qualifications; rather, it imposes outcome-based obligations regarding the accuracy, completeness, and integrity of financial records and reporting.
Section 101 – Accounting Records and statement of accounts
Under Section 101 of the Act, a strata company must:
• Keep proper accounting records of its income and expenditure; and
• Prepare financial statements for each financial year, showing:
– A statement of income and expenditure; and
– A statement of assets and liabilities.
These requirements establish that financial records must be accurate, complete, up to date, and capable of explaining the financial position of the strata company.
Accordingly, while no specific qualifications are mandated, the financial information produced must be reliable, reconcilable, and capable of verification.
If financial reports contain errors, cannot be reconciled to underlying records (including bank balances), or cannot be clearly explained, this may indicate that the requirement to maintain proper accounting records under Section 101 has not been satisfied.
Section 148 – Operation of Accounts
Section 148 of the Act provides that:
• A strata manager (other than a volunteer strata manager) must pay all money received on behalf of the strata company into one of the following:
– A separate ADI trust account for the strata company;
– A pooled ADI trust account for strata companies managed by the strata manager; or
– An ADI account of the strata company, where authorised.
• A volunteer strata manager must ensure that all money received is paid into an ADI account of the strata company.
• A strata manager must be able to account separately for money received on behalf of each strata company.
• Payments may only be made from such accounts for amounts properly payable by the strata company.
• Trust account funds are protected and are not available to creditors of the strata manager.
These provisions require that all funds are properly recorded and traceable, transactions are accurately allocated, and the financial position of the strata company can be clearly identified at any time.
Section 149 – Accounting Information
Section 149 provides that a strata company may, by written notice, require the strata manager to provide detailed financial information, including:
• Bank account names, numbers, and balances;
• Details of unpresented cheques and pending transactions;
• Records of receipts and payments;
• Details of how money has been handled or disposed of; and
• Information relating to specific transactions.
The strata manager must comply within a reasonable time, and in any event within 7 days.
This establishes a clear obligation for transparency and accountability and requires that financial records be maintained in a form that allows detailed verification.
Section 150 – Audits
Where a strata company has appointed an auditor, Section 150 requires that the strata manager:
• Provide access to bank account statements; and
• Provide all documents and information reasonably required by the auditor relating to money received or paid on behalf of the strata company.
This reinforces the requirement that financial records must be properly maintained, fully supported by documentation, and capable of independent verification at any time.
Role and Expectations of the Strata Manager
A professional strata manager acts as the agent of the strata company. Where financial functions are delegated, the strata manager is expected to ensure that the strata company is able to meet its obligations under the Act.
This includes:
• Maintaining proper accounting records;
• Recording all income and expenditure with supporting documentation;
• Preparing compliant financial statements;
• Ensuring funds are correctly handled and accounted for; and
• Maintaining records that are audit-ready and verifiable.
These obligations are not satisfied by the mere production of financial reports. The strata manager must be able to explain the financial position of the strata company, demonstrate how reported figures are derived, and provide supporting documentation upon request.
Financial reports must be accurate and internally consistent, prepared in a timely manner, transparent and capable of reconciliation, and clearly explained to the council of owners.
Reports should clearly distinguish between the administrative fund and reserve (capital works) fund and include, at a minimum, an income and expenditure statement and a statement of assets and liabilities.
While the Act does not explicitly prescribe the frequency of reconciliations, regular reconciliation of bank accounts and accounting records is necessary to ensure compliance with Section 101 and to support reliable annual financial reporting.
If the council of owners is unable to understand the financial position of the strata company, or if reports contain errors or inconsistencies, this may indicate that the strata manager is not adequately fulfilling their role as agent.
Where the council of owners does not have the expertise to verify financial records, the strata company may resolve to appoint an auditor. The Act supports this process by requiring full cooperation from the strata manager and access to all relevant financial records.
While the Strata Titles Act 1985 does not require financial statements to be prepared by a qualified bookkeeper, it clearly requires that financial records and reports be accurate, complete, properly maintained, and capable of verification. Failure to meet these standards — regardless of who prepares the accounts — may result in non-compliance with the Act.
The above information is general in nature and should not be considered legal advice. As we are not familiar with the specific circumstances of the strata scheme, you may wish to seek independent legal advice.
Marietta Metzger
Magixstrata
W: magixstrata.com.au
E: marietta@magixstrata.com.au
T: 08 6559 7498
This information is not intended to be personal advice and you should not rely on it as a substitute for any form of advice.