Building management that lowers what your strata scheme spends
On-site and virtual building management for owners corporations across Sydney. Over 20 years managing prestige residential assets, now backed by AI systems that cut the cost of running your building.
Most committees don't want a new building manager. They want the last one to have worked.
If you're reading this, something has probably gone wrong. Contractors who don't turn up. Maintenance that only gets attended to after a complaint. Reports that arrive the day before the AGM. A building manager who's reactive rather than ahead of the problem — and a levy that keeps rising anyway.
That gap is almost never about effort. It's about systems. A building manager working from a notebook and a memory can hold one building in their head. Managing well across a portfolio takes something more reliable than that.
Hands-on management, run on intelligent systems
Everything is logged, tracked and visible
Every work order, inspection, defect and contractor attendance sits in one system. Your committee sees status in real time instead of waiting for a monthly report. When something is missed, it's visible — which is exactly why it stops being missed.
Preventative, not reactive
Planned maintenance scheduled against the asset register and ABMA Building Management Code requirements. Fire, lifts, backflow, anchor points, pool certification — tracked to their due dates, not to whenever someone remembers.
AI that removes the cost, not the people
Our virtual building manager handles routine requests, triage and after-hours response around the clock. That lets smaller schemes get professional management they otherwise couldn't afford, and lets larger ones put their on-site hours into the work that actually needs a person standing there.
What your scheme gets
Contractor management — engagement, scope, supervision and sign-off across cleaning, landscaping, security, electrical, plumbing, fire and arborist work
Planned and reactive maintenance — scheduled against the asset register, with defects tracked to close-out
Compliance oversight — ABMA Building Management Code, WHS, fire safety statements, essential services and contractor insurance verification
Resident and tenant liaison — a single point of contact for move-ins, access, noise, by-law breaches and complaints
Committee and strata manager reporting — concise monthly reporting your strata manager can put straight into the agenda
Budget and capital works input — practical input to the capital works fund forecast from the people who actually know the condition of the plant
24/7 emergency response — real escalation paths, not a voicemail box
Twenty years on Sydney's most demanding buildings
Urban Living Group is led by Nathan Smith, previously of BGIS/Multiplex, where he oversaw a portfolio including King Street Wharf, Central Park, Jacksons Landing and World Square — buildings where the standard is set by the residents, not the contract.
That experience is now applied to schemes of every size, with the systems a large portfolio demands and the responsiveness a single building deserves.
We are a member of Strata Community Association (NSW) and accredited under the ABMA Building Management Code.
What we manage now
Urban Living Group manages over fifteen strata and mixed-use sites across Sydney, totalling more than 1,800 apartments.
They range from 150-lot residential schemes through to a multi-strata community at Wentworth Point of over 350 apartments, run under a community association and building management committee, with a private club, pool, cinema, parkland and a private road. Two of our sites are mixed-use: a 250-lot scheme at Kellyville sitting above a shopping centre with an Aldi and a medical centre, and a 175-lot scheme at Lidcombe combining residential buildings with commercial strata housing restaurants and offices.
Between them these buildings cover most of what strata management throws at you — complex hydraulics, multiple buildings under one scheme, rooftop common areas, bookable facilities, shared residential and commercial services, and the governance layers that come with community associations and BMCs.
We don't name client buildings publicly. We're happy to discuss specific sites, and to arrange a reference, with the owners corporation's agreement.
The questions committees actually ask…
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The opposite. The systems handle scheduling, tracking and after-hours triage — the parts that used to eat the day. What's left is the time to be on site and to actually know your building.
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That's what the virtual building management model is for. Schemes that can't justify a full-time on-site manager get professional management, compliance tracking and 24/7 response at a fraction of the cost.
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Most building management agreements have a notice period and a review date. Tell us the expiry and we'll prepare a proposal timed to it. There's no cost and no obligation in finding out what the alternative looks like.
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We run a structured handover: asset register verification, contractor novation, key and access audit, compliance document capture and a defect walk-through before we take over. You get a written mobilisation plan before you commit to anything. We have done this many times from the messiest of situations.
Request a proposal for your building
Tell us your building and what isn't working. We'll come back with a written proposal covering scope, service levels and cost — usually within five business days.
Prefer to talk? Call 1300 182 196
