Being on an Owners Corporation (OC) committee comes with both influence and responsibility. Committees help guide how the building is managed, how money is spent, and how decisions are made on behalf of all owners. One area that can cause confusion is what authority sits with the committee, and what is delegated to the Owners Corporation Manager.
The Committee’s Core Responsibility
At its heart, the committee exists to make decisions on behalf of the Owners Corporation. This includes setting priorities, approving budgets, authorising major works, and ensuring the OC meets its legal obligations. Even when tasks are delegated, the committee remains collectively responsible for outcomes.
Delegating to the Owners Corporation Manager
Most Owners Corporations engage a professional OC Manager to handle day‑to‑day operations. This delegation is practical but it has limits.
Typically, an OC Manager is authorised to:
- Carry out routine administrative tasks
- Arrange regular maintenance and repairs
- Pay invoices that have been properly approved
- Act on decisions already made by the committee or owners
What’s important to remember is that delegation does not mean abdication. The OC Manager acts on behalf of the Owners Corporation, not instead of it. Strategic decisions, spending outside agreed budgets, or matters that affect owners’ rights generally require committee or owner approval.
Considering your Management Contract
Most Owners Corporation Management agreements include a set of base services covered by an annual management fee, along with additional services for which the Manager may charge a separate fee. It’s helpful for committees to understand which services fall under each category and, if unsure, to seek clarity from the Manager early.
Further, it’s important to understand that Building Management is a separate discipline to Owners Corporation Management. If you need help with items like move-ins, parcel management, facilities booking and building compliance this is typically not provided by an Owners Corporation Manager.
Learn more – The Role of a Building Manager >
While an Owners Corporation Manager is experienced across a wide range of matters, their real value often lies in knowing which specialist to engage and when. A good Manager will be clear about when a request is an additional service, or when it falls outside their scope, so the committee can make informed decisions and plan accordingly.
Tip: At your next committee meeting, consider placing the Manager’s contract on the agenda. This provides an opportunity for the Manager to explain what services are included, what may incur additional fees, and how charges are applied, helping the committee move forward with confidence.
Clear Decision‑Making Matters
Good governance relies on clear, documented decisions. Committees should ensure that:
- Delegations to the OC Manager are clearly stated (often in the management agreement or resolution at an AGM)
- Spending limits are agreed and understood
- Significant decisions are recorded in meeting minutes
- Questions or concerns are raised early, not after the fact
This clarity protects everyone – the committee, the OC Manager, and the broader group of Lot owners.
What decision-making forum is appropriate?
Committee meetings are the best forum for decisions that require in‑depth discussion and careful consideration. While many matters can feel urgent, in reality few truly are. Where possible, consider adding items to the next meeting agenda and allowing time for proper discussion before a decision is made.
If a matter is genuinely urgent, or the decision is straightforward, a committee ballot via email may be appropriate. Email, however, is not well suited to discussion, and important context or detail can easily be missed.
When using a ballot, try circulating a clear motion (the decision to be voted on) and ask each committee member to respond with yes, no, or abstain. This approach helps ensure decisions are made efficiently and that the outcome can be accurately recorded.
Working as a Team
The most effective Owners Corporations see the committee and the OC Manager as partners. The committee provides approval and oversight; the manager provides direction, expertise and execution. Respecting these roles helps decisions be made efficiently and transparently.
If something feels unclear, asking for advice or clarification is good governance.
In Summary
- Committees are responsible for decisions; managers carry them out
- Authority can be delegated, but responsibility remains with the OC
- Clear communication and records support good decision‑making
- A strong committee–manager relationship benefits all owners
Serving on a committee is an important contribution to your community. Understanding how authority and decision‑making work helps ensure your Owners Corporation is well managed, now and into the future.