If things go wrong and a Strata Adjudicator is satisfied the owners corporation is not doing its work satisfactorily, or has failed to comply with an order, or failed to perform one or more of its duties or owes a judgement debt, the Adjudicator may appoint a strata manager. Otherwise it is up to the owners whether they employ a strata manager.
Relevant NSW Legislation: Strata Schemes Management Act (1996)
Section 32: Exercise of functions of strata managing agent appointed by an Adjudicator
Sections 162 and 183B: Agency Agreements
The Consumer, Trader and Tenancy Tribunal can appoint a strata manager to exercise all or specified functions of the owners corporation, where orders are usually made only if:
(a) the management structure of the scheme is not functioning or is a not functioning satisfactorily; or
(b) owners corporation failed to perform one or more of its duties or to comply with an order made under the Act.