A strata manager cannot be given the power to:
- delegate their powers, authorities, duties or functions to others
- make a decision on a restricted matter (ie. a matter that needs a special or unanimous resolution or which the owners corporation has decided must go to a general meeting)
- set levies.
[Strata living: What you need to know about living in your strata community (July 2011 FT045). NSW Office of Fair Trading, pp. 24].
A strata manager cannot go beyond their contracted duties. If the owners corporation wish to extend the contracted duties the contract will have to be updated and approved by an ordinary resolution at a general meeting.
A strata manager cannot transfer the management of the scheme to another strata business without the approval of the owners corporation.
Relevant NSW Legislation: Strata Schemes Management Act (1996)
Section 27 (3): How is a strata managing agent appointed?