Lot count is the usual starting point, but it isn’t the whole answer. Two 80-lot buildings can need very different levels of management: one with a single lift and a car park, the other with a pool, gym, retail tenants and a steady stream of move-ins. This guide explains what each model looks like day to day and the factors we weigh when recommending one.
The two models at a glance
Full-time on-site management places a dedicated building manager at your property five days a week. They supervise common property daily, meet contractors on arrival, and are the face of the building for residents. At TBPM this is backed by office support and an after-hours emergency line.
Part-time or hybrid management gives your building a dedicated manager on a structured weekly roster — typically 8 to 20 hours at TBPM — with a remote office team handling requests, quotes and contractor scheduling between visits. Visits are planned around inspections, contractor attendances and building routines rather than spread evenly. For small schemes, a fully remote option is also possible.
| Full-time on-site | Part-time / hybrid | |
|---|---|---|
| Presence | On site five days a week | Scheduled visits, typically 8–20 hours a week |
| Walk-up resident contact | Daily, face to face | During visits; otherwise by phone or email |
| Contractor supervision | Any day, including unplanned call-outs | Planned attendances booked into visit days |
| Common-property checks | Daily | Each visit, on a set inspection routine |
| After-hours emergencies | Emergency phone support | Emergency phone support |
| Typical fit | 100+ lots, mixed-use or premium amenities | 30–100 lots, moderate amenities, active committee |
Those lot ranges are a guide, not a rule. The factors below usually decide it.
Six factors that decide the right level of cover
1. Amenities and plant
Pools, gyms, saunas, multiple lifts, basement car parks with exhaust fans and pumps, and loading docks all need regular checking and generate contractor visits. Every amenity adds routine work and another thing that can break on a Saturday.
2. Resident turnover
Buildings with many tenanted lots see frequent move-ins and move-outs. Each one means lift protection, booking management, fob handling and a check for damage to common property. High turnover pushes a building towards more hours on site.
3. Mixed use and commercial tenants
Retail or commercial lots bring deliveries, trade waste, different operating hours and separate stakeholders. A daily presence is often what keeps residential and commercial users from rubbing each other the wrong way.
4. Building age and defect profile
A newly completed building in its defect period needs someone logging and chasing defects with the builder. An older building with remedial works under way needs someone watching the contractors. Both situations can justify more hours for a period, even in a mid-sized scheme.
5. Committee capacity
A small, experienced committee that meets regularly can work well with a part-time manager. If committee members are already stretched, or turnover on the committee is high, more of the load needs to sit with the building manager.
6. Security and access expectations
Frequent parcel deliveries, visitor management and access control issues are easier to handle with someone on site every day — or with concierge services alongside management.
What happens between visits on a part-time roster
The most common worry about part-time management is what happens when the manager isn’t there. In a well-run hybrid model, the answer is: most things carry on as planned.
- Residents report issues to the office team, who log and triage them
- Urgent repairs are dispatched to contractors without waiting for the next visit
- Contractor attendances — fire inspections, lift servicing, pump maintenance — are booked into visit days wherever possible so the manager is there to supervise
- After-hours emergencies go to the emergency phone line
- The committee gets the same monthly reporting as a full-time building
Worked examples
You can change the level of cover later
The right answer today may not be right in two years. A good provider will review hours with the committee as the building’s needs change — scaling up during remedial works or a defect period, and back down once things settle. Ask any provider how the roster is reviewed and what notice is needed to change it.
Cost is the other half of this decision. Our guide to building management costs in Sydney explains what drives the price of each model.
Talk it through with us
See how each model works at TBPM: full-time on-site building management or part-time and hybrid building management. If you’re unsure which your building needs, book a free site assessment — we’ll walk the building with your committee and recommend a level of cover based on what we find.
General information only, current as at the review date above. It is not legal advice. For specific matters, contact NSW Fair Trading or a qualified strata lawyer.
About the author
Ajit Shrestha — Director, Building Operations
Ajit has 10+ years managing residential and mixed-use strata buildings across Sydney, and leads TBPM's building operations — contractor coordination, preventive maintenance, AFSS and WHS compliance, and committee reporting.