Managing buildings & their people since 1975
About Us
As strata specialists in residential and commercial strata management, we stay ahead by adapting to changing regulations and market trends in property and strata management. This proactive approach ensures that your property remains compliant, well-maintained, and competitive in the evolving market.
Our expertise in managing strata comes from putting clients first, being creative, and knowing the property market well. We understand that selecting the right owner's corporation management partner is critical. That’s why we consistently provide tailored services as strata specialists to ensure effective and efficient management of our clients’ properties.
Why Choose Us as Your Strata Managers?
At Dixon Kestles, we stand out as the premier choice for strata management for several reasons:
With nearly 50 years in the industry, our strata management specialists bring extensive knowledge of strata administration, strata finance, strata law, strata property dynamics, and strata best practices to every property we manage.
Read More
We put our clients' needs first, providing specialised solutions that guarantee proficient and successful strata property management. Our first goal is making sure you're satisfied with your strata management.
Read More
We understand that trust and transparency are vital in the owners corporation management field. That’s why we maintain a high level of transparency in all our operations, from financial management to decision-making processes. Our clients can expect open communication and accurate financial reporting, ensuring complete accountability.
Read More
We embrace technology as a powerful tool to streamline processes, enhance efficiency, and provide superior services. By leveraging state-of-the-art management software and innovative digital platforms, we simplify communication, financial management, maintenance requests, and general administration, making life easier for both owners and residents.
Read More
We offer a comprehensive suite of services to cater to the diverse needs of owners corporations. From financial management, budgeting, and compliance to maintenance coordination, insurance management, and dispute resolution, we have the expertise to handle all aspects of owners corporation management, ensuring smooth and hassle-free operations.
Read More
We believe in proactive maintenance to protect property values and minimise unexpected expenses. Our team conducts regular inspections, implements preventative maintenance plans, and works closely with trusted contractors to ensure that properties are well-maintained and repairs are addressed promptly, saving both time and money for our clients.
Read More
We recognise the importance of sustainable practices in today’s world. We actively promote eco-friendly initiatives and help owners corporations adopt energy-efficient solutions, waste management strategies, and sustainable building practices. Together, we can create greener and more sustainable communities.
Read More
Staying compliant with the ever-evolving laws and regulations surrounding owners corporations as well as industry trends can be complex. We invest in our team ensuring our in-depth knowledge of the Owners Corporation Act and related legislation as well as staying on top of industry trends is kept up to date.
Read More
Over the years, we have forged strong relationships with reputable contractors, suppliers, and service providers in the industry. These partnerships enable us to negotiate competitive rates and ensure the highest quality of services for your property.
Read More
Our track record speaks for itself. We have successfully managed numerous owners corporations, earning the trust and satisfaction of our clients.
Read More
In order to keep your property compliant and competitive, we stay at the forefront of the industry by constantly modifying our procedures to suit shifting market trends and regulatory requirements.
Read More
We maintain the highest ethical standards in all of our interactions because we are dedicated to professionalism and responsibility, giving our clients peace of mind. We are members of the Strata Community Association (SCA) and therefore are held to the members Code of Conduct as well.
Read More
From financial management to dispute resolution, we provide a full range of services to cover all aspects of property strata management, making sure your needs are met seamlessly.
Read More
Managing correspondence, maintaining records, organising meetings, and facilitating communication between owners and the committee.
Preparing budgets, collecting fees and levies, managing financial accounts, paying bills, and providing financial reports to owners.
Organising annual general meetings, special general meetings, committee meetings and ballots, including the preparation of agendas and recording minutes.
Organising routine maintenance, repairs, and improvements to the common property, including coordinating with contractors and obtaining quotes.
Ensuring compliance with relevant laws and regulations, including the Owners Corporations Act 2006, and facilitating advice with industry legal experts when required.
We provide guidance and resources on everything from legislation, defect processes, building sustainability and utility cost savings to managing committee relationships and conflict resolution.
Arranging and managing insurance policies for the common property, liaising with insurers, and assisting with insurance claims.
Assisting with dispute resolution between owners or between the owners corporation and external parties, such as contractors or neighbouring properties.
Assist the owners corporation to ensure owners comply with the owners corporation rules and by-laws and address any breaches or disputes as well as ensuring rules are registered and consolidated with the Registrar.
Dixon Kestles offers expertise in owners corporation management during the planning and development stages of a property project. This includes providing guidance on common property design, infrastructure requirements, and the setup of owners corporations.
We help property developers understand and navigate the legal requirements and regulations related to owners corporations. This includes ensuring compliance with the Owners Corporation Act, assisting with by-law development, and providing advice on statutory obligations.
We handle all financial aspects accurately and efficiently. This involves preparing budgets, managing levies, and providing transparent financial reporting to property developers and future owners.
We understand the importance of a smooth transition from development to owners corporation management. Our team works closely with property developers to ensure a seamless handover process, enabling a quick and efficient integration of management services. From setting up administrative systems to establishing effective communication channels, we ensure a hassle-free transition for both developers and future owners.
We help you arrange comprehensive insurance coverage for the development once it transfers to an owners corporation.
At Dixon Kestles we can tailor our services to meet the unique needs of each property development project. We’re familiar with all types of subdivisions including complex multi-OC and staged developments.
Engaging strata managers from Dixon Kestles guarantees management excellence for your residential and commercial strata buildings. Our strata managers stay up-to-date with changes in laws through ongoing training and will ensure your property has the appropriate insurance as well as essential services maintenance for regulatory compliance. We are committed to professionalism and accountability, making sure your strata property complies with all rules.
Our strata managers can help navigate complex property issues, ensuring the smooth operation of a strata property. They also provide expertise and guidance in maintaining compliance and safety standards in strata management.
Owners corporations can rely on our strata management services to manage their property well. This allows them to focus on other things without stressing about property management details.
Our team proudly accepted these awards in recognition of our high customer satisfaction rates and commitment to staff training. As dedicated strata management specialists, we focus on delivering exceptional property strata management services. Our strong ethical standards guide our work, ensuring we consistently apply our values in every aspect of strata property management.
Step 1
Contact your chosen professional OC managers and request quotes for their services.
Step 2
Hold a meeting or ballot and vote on your preferred tenderer.
Step 3
Inform the current Owners Corporation Manager of the decision to terminate the agreement.
Step 4
Ensure that two members of your committee and your new OC manager sign the new contract.
Step 5
Once your outgoing strata manager has been notified, they will commence the handover process with your newly appointed strata management company.
Step 6
Once files are all set up and handover completed your new OC manager is likely to send out an introduction letter/welcome pack to your lot owners.
Read through some of our client’s frequently asked questions and find the answer to your queries.
Our strata team offers many services. We monitor your funds to keep spending within your budget, maintain the building's security and appeal, and ensure compliance with strata rules.
We also provide excellent maintenance services and support to owner corporations, ensuring that their properties are kept up-to-date and compliant with state based regulations and rules.
We maintain up-to-date knowledge of industry rules by participating in regular training and professional development. To ensure your property stays compliant and well-managed, our staff constantly tracks revisions to strata laws and modifies our procedures accordingly. We are also members of the Strata Community Association (SCA) the industry’s peak member body.
A Plan of Subdivision may have more than one Owners Corporation. The reason is to allocate costs to specific members of the Owners Corporation.
Where there is more than one Owners Corporation there will be an ‘Unlimited’ Owners Corporation, and all other Owners Corporations will be ‘Limited’.
An ‘Unlimited’ Owners Corporation is generally Owners Corporation number 1, but this is not guaranteed. All Owners will be a member of the ‘Unlimited’ Owners Corporation, and generally it is responsible for expenses that relate to the whole building – such as Insurance, Essential Safety Measures, Fire Protection etc.
A ‘Limited’ Owners Corporation is restricted to a certain area of the Owners Corporation, and only members of that ‘Limited’ Owners Corporation are entitled to use the Common Property of that Owners Corporation, and are responsible for the expenses incurred.
For example
Where there are multiple Owners Corporations on a Plan of Subdivision not all Owners Corporations may be ‘active’. A ‘Limited’ Owners Corporation is not required to operate, if it does not operate it is known as an ‘inactive’ Owners Corporation. An ‘inactive’ Owners Corporation is one that has not, in the previous 15 months:
For all Owners Corporations that are active they must:
A change in OC manager can help to address issues such as poor communication, lack of transparency, and inadequate financial management. If your committee is not getting the advice and service it requires, it may be time to make the switch to a better strata management company
By choosing a new OC manager who is committed to delivering a high level of service and support, lot owners can benefit from improved governance, better maintenance of the common property, greater compliance with legal and regulatory requirements and increased protection of their asset. A good strata management company will partner with the committee to ensure tasks needed to keep your strata property running smoothly are completed and to protect and grow its value and enhance community living. They should also provide sound advice on legislative and financial matters, so your committee can make informed decisions that benefit all owners.
Changing your OC manager can be the first positive step towards improving the operation and management of your strata body or Owners Corporation.
Changing your OC manager is easier than you might think and could be one of the best decisions you make. The owners corporation has a say in how your property is run and who should be appointed to manage it on your behalf.
Provided that the delegation of authority to the committee is not restricted to prevent the termination and appointment of an OC manager, a committee has the power to terminate an OC manager under section 119 of the Owners Corporations Act.
No annual general meeting or special general meeting is required. However, if there is a contract of appointment signed by the owners corporation, the owners corporation may be in breach of the contract of appointment if the contract was not terminated in accordance with its terms (i.e. midway through a term for convenience rather than a breach).
It is important that legal advice is obtained so the owners corporation can assess the risks of termination and the potential for a claim for breach of contract. Some owners corporations restrict the appointment and termination of an OC manager under section 82 of the Act, in which case an OC manager can only be terminated at an AGM or SGM.
The Committee can make the change, unless the Owners Corporation at a general meeting has resolved to have the issue of appointment or termination of an OC manager only considered, determined or decided on at a general meeting of all members of the Owners Corporation.
By Section 11 (5) of the Owners Corporations Act 2006, the Committee of an Owners Corporation is automatically delegated all the powers and functions of an Owners Corporation that it is capable of being delegated.
You will need to ensure you have at least 50% of the Committee voting on favour of the new OC manager.
Review the terms of your existing management contract
It is critical that your committee has read and understood the terms of your existing contract. Typically, strata management contracts will specify when and how you can end a contract and how to undertake the termination process prior to changing strata management companies.
If you have been issued a Breach Notice by the Owners Corporation don’t panic, and please don’t take offense.
A Breach Notice is required to be issued by the Owners Corporation to alert an Owner to an issue that has arisen that is in breach of the Owners Corporations Act, the Owners Corporations Regulations, the Owners Corporation’s Registered Rules and/or the Model Rules of an Owners Corporation that needs to be rectified.
The Breach Notice will set out details of the alleged breach(es), and what is required to rectify the breach(es). You have 28 days from the date of the Breach Notice to rectify the breach(es). If the breach(es) are not rectified within this timeframe the Owners Corporation may issue a ‘Final Breach Notice’, which will allow another 28 days to rectify the breach(es). If the breach(es) are still not rectified the Owners Corporation can apply to VCAT for an order requiring the person to rectify the alleged breach.
If you receive a Breach Notice here’s what to do:
Important things to note:
Our team proudly accepted these awards in recognition of our high customer satisfaction rates and commitment to staff training. As dedicated strata management specialists, we focus on delivering exceptional property strata management services. Our strong ethical standards guide our work, ensuring we consistently apply our values in every aspect of strata property management.
