Strata Managers in Narrabeen, 2101

Choosing a Strata Manager in Narrabeen

PICA Services Pty Ltd holds a 41% dominant share of Narrabeen’s managed schemes — meaning fewer local alternatives, but a manager with deep familiarity with buildings here.

With 30 managers competing for 206 schemes in Narrabeen, switching is straightforward — but asking the right questions up front saves time and money. Here’s what to focus on:

• Ask about handover fees — some managers charge a “termination” or “file transfer” fee when you leave. Get this in writing before signing. The Strata Schemes Management Act 2015 requires outgoing managers to hand over records within 28 days.
• Request recent financials — ask shortlisted managers for a redacted copy of a recent treasurer’s report and annual financial statement. The quality and transparency of these documents tells you more than a pitch meeting.
• Check their owner portal — most managers now offer online portals for document access, levy payments, and maintenance requests. Ask for a demo login — a clunky portal means ongoing frustration for your committee.
• Ask for references from similar buildings — ask for contacts at buildings similar to yours in size and type (the average scheme in Narrabeen has 15 lots).
• Review the contract term and exit clauses — standard agreements run 12 months with 3 months’ notice. Be wary of contracts longer than 3 years or with automatic renewal clauses that are hard to exit.

All strata managers in NSW must hold a valid licence from NSW Fair Trading. You can verify any manager’s licence status on the StrataHub register. For a detailed walkthrough, see our guide to comparing strata managers.