Building managers are always difficult – unfortunately large buildings need them. But there is no overarching mechanism for accountability of this service industry. Which often leads to unscrupulous behaviour.
1. As a large building it is often a really good idea to engage the services of a really good solicitor who is a specialist in strata. Build a relationship so that you are able to ask questions and get reliable responses and support.
2. Request a copy from both the SM and BM of the building managers contract, give a time frame for this to be delivered. Then have this contract reviewed by a good strata solicitor.
3. If there is no contract then the BM is basically on a ‘contract’ that corresponds to their billing period.
4. You will need specific advice on the specific costs and invoices. I would also be looking a little more closely too, and asking who writes the work orders, is there a ceiling on the cost of work orders that the BM can authorise.
You may need to consider reviewing the SM as well. it sounds like they are not doing a great job of looking after the interests of you, owners in the SP.
A good building manager and strata manager can enhance the lifestyle of all residents in strata, and working together can save money in the long term.
Well done for taking on this voluntary role.