Is your caretaker actually doing what you pay them to?
Body corporate managers and caretakers answer to their own business. The only other people who act solely for your scheme are lawyers, and they are expensive. Harding Strata Advisory gives committees independent scrutiny of what their manager and caretaker are really delivering, plus the ongoing oversight to make sure standards improve.
We check what they're actually doing
The agreement sets out what your caretaker and manager are paid to deliver. We measure their real performance against it, then show your committee exactly where the gaps are.
On your side, without the lawyer's bill
A strata lawyer is the only other party who acts solely for your body corporate, but they are costly and usually only engaged once a dispute has begun. We handle the scrutiny and accountability work for far less.
And we make sure it gets fixed
A report only matters if something changes. Through ongoing oversight we hold your manager and caretaker to the issues we identify, and the fact that someone independent is now watching tends to lift performance on its own.
Find the problems, then make sure they're fixed
Most consultants hand over a report and walk away. The real value is in the follow-through, which is exactly how we are built.
We find out what's really going on
We review your caretaking and management agreements in detail, then check actual performance against the duties they are contracted and paid to deliver: maintenance, common property condition, reporting, and disclosed versus hidden fees. You receive a written report of every gap and breach, with the evidence behind it.
We keep someone watching
On an ongoing retainer we hold regular check-ins, as often as fortnightly, with your caretaker and manager. We track each identified issue through to resolution and brief your committee before every meeting, so the report doesn't gather dust and the problems actually get resolved.
Services for committees and lot owners
Every engagement is scoped on a free initial call, with the fee agreed in writing before any work begins, fixed where the scope allows.
Caretaking & Building Manager Performance Audit
What the contract requires, measured against what is actually being delivered.
Committee Advisory Retainer
Ongoing oversight and regular caretaker check-ins that hold them to the fixes.
Strata Manager Accountability Review
Fees, Schedule B charges and undisclosed insurance commissions, brought into the light.
Compliance & Common-Property Audit
The statutory and common property obligations the body corporate is responsible for.
Levy & Financial Health Review
Whether your funds and sinking fund are genuinely on track, before a special levy lands.
Also available: by-law reviews, dispute and QCAT preparation, and pre-purchase strata reviews.
Real outcomes, not just observations
The point of independent scrutiny is what it changes. The same approach we bring to your scheme has already produced tangible results in practice.
Unmet obligations found
Duties a caretaker was contracted and paid to perform, but wasn't, identified line by line against the agreement.
Hidden costs surfaced
Fees and charges that weren't clearly disclosed to the committee, brought out into the open where they can be questioned.
Lasting cost savings
Capital decisions that end recurring repair bills, such as replacing failing infrastructure once rather than patching it indefinitely.
Better performance
Measurable improvement from managers and caretakers once they know an independent expert is reviewing their work.
The only other people on your side bill by the hour
Your manager and caretaker are paid by the body corporate, but their loyalty is to their own business. A strata lawyer genuinely acts for you, yet most committees only engage one once a problem has already become a dispute. We are the independent option in between.
In many hotel-managed schemes, the operator also owns a block of lots in the very building it manages. That ownership carries voting power at general meetings, which can be used to elect friendly committees and protect the operator's own contracts. It is one of the most overlooked dynamics in Queensland strata, and one we are built to help committees navigate.
Built for committees who want real answers
We work with committees and lot owners across Queensland, particularly where the power imbalance between management and owners is most pronounced.
Hotel-brand & resort complexes
Schemes where a hotel operator holds management rights and significant lots, creating the structural conflicts that need independent oversight.
High priorityFrustrated committees
Committees who aren't getting straight answers, can't get visibility over the finances, or suspect fees are higher than they should be.
Most commonCommittees facing renewal
Management agreements approaching expiry, or schemes that have never independently reviewed what they're signed up to.
Time-sensitiveStart with a free, no-obligation conversation
Tell us what's happening with your scheme and we'll point you in the right direction, even if that's not us.