Caretaker

Some of the larger strata schemes will also have a caretaker. This person will liaise with the strata manager and manage maintenance issues. These people perform an important and complex function. For example they might do any or all of the following:

• managing common property;
• controlling the use of common property by persons other than the owners and occupiers of lots;
• maintaining and repairing common property, this might include carrying out repairs, supervising maintenance or other contractors (e.g. lifts, gardens, pools etc);

The arrangements for caretakers vary widely. They can include management of complex commercial arrangements. The Act notes that a person is not a caretaker if the person exercises those functions only on a voluntary or casual basis or as a member of the executive committee. A person may be both a caretaker and an on-site residential property manager; and it is noted that a person is taken to be a caretaker for a strata scheme if the person meets the description of a caretaker set out in this section, regardless of whether the title given to the person’s position is caretaker.

Note that the Act has strict disclosure conditions that relate to Caretakers.