In multi-unit residential and commercial buildings across New Zealand, a range of professionals help keep the property running smoothly. But with so many similar-sounding titles, it’s easy for body corporate owners and committees to get confused about who does what.

Understanding the difference between a building manager, property manager, facilities manager, and body corporate manager is essential for effective decision-making, budgeting, and communication within your complex.

Let’s break down each role and how they relate to body corporate operations in New Zealand.

🏢 1. Building Manager (a.k.a. On-Site Manager or Caretaker)

Who they work for: Usually the body corporate (through a service contract)

What they do:
A building manager is the day-to-day, on-the-ground presence at your building. They’re typically based onsite (either full-time or part-time) and handle amongest other things:

• Cleaning and minor maintenance
• Reporting issues to the committee or manager
• Overseeing contractors and tradespeople
• Managing rubbish, lifts, lighting, and common areas
• Enforcing house rules

In short: They are the “eyes and ears” of the building, providing immediate response and preventative upkeep.

🏘️ 2. Property Manager

Who they work for: Individual unit owners (landlords)

What they do:
A property manager looks after tenanted units on behalf of private landlords. Their role is governed by the Residential Tenancies Act 1986 and includes:

• Advertising and leasing units
• Collecting rent and managing arrears
• Inspecting tenanted units
• Arranging repairs inside private units
• Handling tenancy disputes

In short: They focus on individual units, not the building as a whole.

Common issue: Property managers sometimes arrange work that affects common property (e.g. installing a heat pump) without going through the body corporate process. Always ensure your property manager communicates with the body corporate manager before making changes.

🛠️ 3. Facilities Manager

Who they work for: Usually the body corporate (through a service contract)

What they do:
Facilities managers are typically employed in buildings or properties that require one-off services rather than being a permanent on-site presence. Their responsibilities include:

• Managing building systems and services
• Compliance with building codes and safety standards
• Contracting and supervising specialist maintenance

In short: They are strategic and technical operators who manage building systems and infrastructure beyond routine cleaning and repairs. Think freelance building manager.

Note: This role is more common in properties that require one off work e.g. exterior painting, balcony upgrades, one off meter reads.

🧾 4. Body Corporate Manager

Who they work for: The body corporate

What they do:
The body corporate manager is an administrative and governance expert who helps the committee and owners comply with the Unit Titles Act 2010. Their role includes:

• Organising Annual General Meetings, Special General Meetings, and committee meetings
• Preparing and issuing levies
• Managing financial accounts and budgets
• Ensuring legal compliance (e.g. Long Term Maintenance Plans, insurance, minutes)
• Liaising with owners, lawyers, and contractors

In short: They’re the professional ‘secretary’ and financial administrator of the body corporate. They take instruction from the committee and body corporate as a whole.

Important: They do not manage individual units or organise/perform onsite repairs—that’s the role of a property maanger or the building/facilities managers.

While these roles often overlap or work together, they serve distinct purposes. Knowing who to contact—and what they’re responsible for—can prevent miscommunication, reduce costs, and ensure your building runs efficiently.

We can provide tailored guidance to your committee, and help streamline the relationship between managers, owners, and residents. Contact us today for expert support – we have it all taken care of.