Our Services

At Athos Strata, we provide comprehensive strata management services underpinned by integrity, expertise, and accountability. Our services are designed to deliver clear, effective, and ethical management for strata schemes of all sizes and complexities.

We provide practical, evidence-based solutions grounded in legislation and best practice, supported by systems and people that prioritise transparency, accountability, and long-term outcomes. Every service we offer is delivered with the same focus: doing things properly, the first time, for the benefit of our clients.

Core Strata Management Services

Every strata scheme relies on a set of essential management functions to operate lawfully, efficiently, and harmoniously. At Athos Strata, we deliver these core services with a focus on accuracy, transparency, and accountability — ensuring they are carried out properly, consistently, and in the best interests of the owners corporation.

Meetings

We coordinate and manage Annual General Meetings, Extraordinary General Meetings, and Committee Meetings in accordance with legislative requirements and best practice. Our approach prioritises clear agendas, accurate documentation, and well-structured decision-making, so committees are properly informed and resolutions are defensible, documented, and actioned without delay.

Finances

The careful handling of strata finances is fundamental to trust. We oversee day-to-day financial administration with strong controls, clear reporting, and appropriate oversight. This includes invoice processing, payment approvals, reconciliations, and financial transparency, ensuring owners can see where funds are going and why.

Budgets & Levies

We prepare and manage budgets and levy structures that are realistic, forward-looking, and aligned with the long-term needs of the scheme. By analysing historical data, anticipated expenditure, and capital requirements, we help committees make informed decisions that balance affordability with sustainability and risk management.

Repairs & Maintenance

We coordinate repairs and maintenance with a focus on timeliness, value, and compliance. This includes obtaining and assessing quotes, issuing work orders, and overseeing works to completion. Preventative maintenance is prioritised where possible to reduce long-term costs, minimise disruption, and protect the asset value of the building.

Insurance

We assist schemes with the placement, renewal, and ongoing management of strata insurance, ensuring appropriate coverage is in place and aligned with legislative and practical requirements. In the event of a claim, we support the process to ensure it is managed efficiently and in the best interests of the owners corporation.

Communications

Clear, consistent communication underpins effective strata management. We provide responsive and professional communication with owners, committee members, residents, and service providers, supported by structured systems and documented processes. This ensures information is accessible, accurate, and delivered in a timely manner.

By-law Management

We assist with the interpretation, enforcement, and administration of by-laws in a fair, consistent, and legally grounded manner. Our approach balances compliance with practicality, supporting harmonious community living while ensuring the owners corporation’s rights and obligations are upheld.

Doing It Right

While these services form the foundation of any strata management arrangement, the difference lies in how they are delivered. At Athos Strata, we focus on doing the fundamentals properly — with evidence-based advice, well-supported managers, and outcomes that stand the test of time.

Project & Complex Matter Consultation

Larger projects and complex issues require more than reactive management. They demand time, careful analysis, and informed judgment. At Athos Strata, we deliberately resource our team to ensure these matters are managed properly, not rushed or oversimplified.

Review and Understanding of Plans and Documentation

We take the time to review and understand plans, reports, contracts, and technical documentation relevant to major works and complex matters to ensure that all parties share the same understanding of project goals, and that your interests are prioritised.

Transparent Decision-Making and Documentation

Complex projects require robust decision-making processes and clear, easily accessible records. We ensure that recommendations, approvals, and actions are properly documented and easy to access with dedicated communication channels to avoid projects becoming stagnated, key details becoming lost in emails, and ensuring accountability for all stakeholders, providing committees with confidence that decisions are prompt, appropriate, and compliant. This transparency supports continuity, accountability, and smoother project progression — particularly where committee membership changes over time.

Advocacy and Dispute Support

We assist committees in navigating disputes and contentious matters by providing clear, structured advice and, where required, advocating on the owners corporation’s behalf. Our focus is on resolving issues efficiently, proportionately, and in a manner that protects the interests of the scheme.

Partnership Through Project Delivery

Throughout larger projects, we work closely with committees and stakeholders to provide guidance, oversight, and continuity. By remaining actively involved at each stage, we help ensure projects are delivered in a way that is informed, compliant, and aligned with the long-term goals of the owners corporation.

Consultation with Subject Matter Experts

Where specialist input is required, we engage and coordinate with appropriate professionals such as engineers, building consultants, lawyers, and other technical experts. This collaborative approach ensures decisions are supported by the right expertise and reduces the risk of costly errors or oversights.

Strategic Planning and Risk Management

We assist committees to plan projects strategically, not reactively. This includes identifying risks early, sequencing works appropriately, and ensuring decisions are supported by proper documentation and expert advice. By anticipating challenges before they escalate, we help minimise cost overruns, delays, and disputes, while protecting the long-term interests of the owners corporation.

Continuity, Oversight, and Accountability

We maintain active supervision throughout the lifecycle of major projects, providing continuity and a consistent point of accountability. Rather than stepping in only at milestones, we remain engaged to monitor progress, coordinate stakeholders, and address emerging issues as they arise. This hands-on approach reduces the risk of drift, miscommunication, or unmanaged scope changes, helping projects stay aligned with the scheme’s objectives.

Partnering With You

By giving our managers the time, training, and support required to manage complex matters properly, we move beyond transactional administration and become a genuine partner in the success of your projects.

Strategic Financial Management & Debt Collection

Sound financial management underpins every successful strata scheme. At Athos Strata, we focus on making financial information accessible, understandable, and actionable — so committees and owners can make informed decisions with confidence.

Financial Trend Analysis

We actively review historical and current financial data to identify trends, emerging risks, and areas requiring attention. By understanding how expenditure and income evolve over time, we help committees anticipate future needs rather than respond to issues after they arise.

Evidence-Based Budgeting

Budgets and levy structures are developed using a data-driven approach that reflects past performance, current conditions, and known future obligations. This ensures budgets are realistic, defensible, and aligned with the long-term financial health of the scheme, reducing the likelihood of shortfalls or reactive levy increases.

Alternative Funding and Cash Flow Management

Where appropriate, we assist committees in exploring alternative funding options to support major works or cash flow requirements. These options are assessed carefully to ensure they are suitable, transparent, and aligned with the scheme’s objectives and risk profile.

Payment Plans and Debt Recovery

We manage payment plans and debt recovery processes with consistency, sensitivity, and compliance. Where escalation is required, we work in coordination with experienced debt recovery professionals to ensure matters are handled efficiently and in accordance with legislative requirements, while maintaining fairness and transparency.

Clear and Accessible Reporting

Financial reports are prepared and presented in a clear, structured format designed to be easily understood by all. Our aim is to demystify strata finances, allowing committees and owners to quickly understand the scheme’s financial position and key considerations.

Ongoing Financial Visibility

Through regular reporting and accessible systems, owners and committee members can track how their building’s finances are performing at any time. This visibility supports accountability, reduces uncertainty, and enables better decision-making across the life of the scheme.

Finance - Demystified

By providing clarity, context, and continuity around financial information, we help owners move from uncertainty to informed oversight — ensuring financial decisions are made with confidence and foresight.

Education, Advocacy, and Industry Leadership

A well-functioning strata scheme depends on accurate advice, informed decision-making, clear governance, and an industry that continually improves its standards. Education and advocacy are essential to achieving lasting outcomes for both individual schemes and the sector as a whole.

Legislative Education and Compliance

We provide education and training on current legislative requirements to ensure committees, owners, and stakeholders understand their obligations and entitlements. This knowledge supports compliance, reduces risk, and enables confident, lawful decision-making.

Best Practice Governance

Beyond minimum compliance, we promote best-practice governance frameworks that improve transparency, accountability, and operational effectiveness. By understanding how a well-run scheme should function, stakeholders are better equipped to identify issues and drive positive change.

Strategic Understanding and Planning

We assist clients in understanding not just what must be done, but why and when. Strategic education allows schemes to move from reactive decision-making to planned, forward-looking management aligned with long-term objectives.

Tailored Training for Committees and Stakeholders

Our training is practical and tailored to the specific needs of each scheme. We focus on real-world scenarios, common challenges, and decision-making responsibilities, ensuring participants leave with clear, usable knowledge.

Supporting Strata Managers Through Advocacy

We advocate on behalf of strata managers by promoting realistic workloads, appropriate resourcing, and professional standards. A supported and properly trained manager is essential to delivering consistent, high-quality outcomes for clients.

Industry Engagement and Reform

Athos Strata actively engages with industry bodies, regulators, and professional networks to advocate for improved standards, clearer regulation, and fairer practices. Our goal is to contribute meaningfully to an industry that better serves all stakeholders.

Raising the Standard Across the Sector

Through education, advocacy, and principled leadership, we seek to elevate expectations across the strata sector. By demonstrating what effective, ethical management looks like in practice, we help set benchmarks others can follow.

Investing in the Community

By investing in education and advocating for meaningful industry reform, we help our clients operate with confidence while contributing to a stronger, more effective strata sector. This commitment ensures that improvements are not just achieved within individual schemes, but felt across the industry as a whole.

Collaboration, Education, and Dispute Resolution

Strata environments involve diverse stakeholders with differing priorities, rights, and obligations. Effective management requires clear communication, informed participation, and early intervention to prevent issues from escalating unnecessarily.

Collaborative Stakeholder Engagement

We work collaboratively with strata committees, owners, tenants, building managers, and other stakeholders to foster constructive working relationships. We do this by first listening and understading, and then supporting our advice with evidence, explaining the current stage as well as next steps, and providing a comprehensive response so you can understand, rather than simply reacting. By encouraging open dialogue and mutual understanding, we help create environments where issues can be addressed calmly and productively.

Early Issue Identification and Mediation

Many disputes escalate due to misunderstanding, poor communication, or delayed action. We actively aim to identify and resolve concerns through discussion and mediation before formal processes become necessary.

Practical Guidance on Rights and Responsibilities

We provide clear, practical guidance to help stakeholders understand their rights and obligations under strata legislation and governing documents. Our focus is on clarity and applicability, ensuring advice is not only legally accurate but also meaningful in real-world situations.

Education and Empowerment

Beyond providing answers, we aim to empower stakeholders with the knowledge required to make informed decisions. This includes explaining processes, legislative frameworks, and governance structures in plain language, enabling more confident and effective participation in strata matters.

Support for Non-Client Owners and Tenants

Athos Strata also offers advisory support to owners, tenants and other stakeholders who are not managed by our firm. This includes providing independent advice on strata issues, helping to clarify options, and supporting individuals in navigating complex or contentious situations. See More

Assistance with Motions and Correspondence

We assist with drafting motions, correspondence, and formal communications to ensure they are clear, compliant, and appropriately framed. Well-prepared documentation reduces ambiguity, supports proper decision-making, and minimises the risk of disputes arising from procedural errors.

Representation and Advocacy

Where required, we provide representation and support at strata meetings and before the NSW Civil and Administrative Tribunal. Our approach is measured and evidence-based, focused on resolving matters efficiently while protecting the interests of those we represent.

Stop, Collaborate and Listen

By prioritising collaboration, education, and early resolution, we help reduce conflict and support more informed, constructive decision-making. This approach not only resolves issues more effectively but contributes to healthier strata communities built on understanding, respect, and accountability.

Building & Governance Health Checks

Effective strata management relies on governance documents - such as by-laws and management statements - and operational practices that are clear, current, and practical. At Athos Strata, we take a proactive approach to reviewing and strengthening these foundations to ensure they genuinely support the needs of the scheme.

Comprehensive By-law Review

We undertake detailed reviews of existing by-laws to assess whether they are clear, enforceable, and aligned with current legislation and the realities of the building. Our focus is on identifying provisions that are outdated, ambiguous, impractical, and advising on amendments or new provisions that would benefit the scheme and support fair, consistent governance.

Practical Applicability and Usability

Beyond legal compliance, we assess whether by-laws are actually usable by owners, committees, and managers. By-laws should guide behaviour and decision-making, not create confusion or unnecessary conflict. Our recommendations aim to ensure governance documents are functional, balanced, and fit for purpose.

Alignment with Scheme Needs and Use

Every scheme is different. We review strata or community management statements with regard to how the building is used in practice, including residential, commercial, mixed-use, or community arrangements. This ensures governing documents reflect the operational realities and stakeholder expectations of the scheme.

Compliance and Regulatory Assessment

We assess compliance obligations across key areas, including statutory requirements, safety measures, and reporting obligations. This allows committees to clearly understand their responsibilities and prioritise actions to ensure ongoing compliance.

Identification of Repairs and Preventative Maintenance

Our review considers both visible and less obvious maintenance issues, including emerging defects and areas requiring preventative attention. By identifying these early, we help schemes plan works strategically rather than respond to costly or disruptive failures.

Free Building Health Check

As part of our engagement, we provide a complimentary building health check designed to give committees a clear understanding of the scheme’s current position. This review identifies immediate issues requiring attention as well as areas that may present future risk if left unmanaged. Our contractors will even repair minor issues for free during their inspection.

Strategic Planning and Forward Outlook

The building health check culminates in short-term and longer-term planning recommendations. This strategic outlook supports informed decision-making, helps committees sequence works responsibly, and aligns maintenance and governance planning with financial capacity.

Forewarned is Forearmed

By combining governance reviews with a structured building health assessment, we help schemes move from reactive management to informed, forward-looking oversight. This approach supports compliance, reduces risk, and provides committees with a clear roadmap to improve the efficiency, resilience, and long-term performance of their building.

What Our Clients Say

Pamela B.

Owner at

Baulkham Hills

Raymond is an outstanding strata manager with extensive knowledge and experience in the field. He genuinely cares about the people he advises and always takes the time to explain things clearly and thoughtfully.

When dealing with anything related to strata, Raymond has truly been a lifesaver. His professionalism, responsiveness, and genuine commitment make a stressful process feel manageable. I wouldn’t hesitate to recommend Raymond and Athos Strata to anyone needing expert strata support.