Agent spotlight: Luke Downie, Realmark Strata

Luke Downie has been in the Western Australian real estate industry for the last 25 years and is passionate about strata management, helping people all over the state manage their strata complexes. 

Luke understands the complexities in strata management, having formerly been employed as a strata lecturer as well as owning his own strata company. He specialises in strata community management and has a strong focus on commercial strata and larger residential. He uses this wealth of knowledge to set up strata schemes for long-term success. 

Since 2020, Luke has led the team at Realmark Strata as the Head of Strata and Business Development. His leadership resulted in Realmark Strata being crowned inaugural winners of the Strata Management Agency of the Year Award at the 2022 REIWA Awards for Excellence. 

Outside of real estate, Luke enjoys spending time outdoors; fishing, camping and four-wheel driving. He is an Aussie Rules enthusiast and enjoys watching the West Coast Eagles play. Luke also enjoys reading and is partial to a Steven King or Jarlan Cobern novel or sports biography.  

The quick six with... Luke Downie  

1. Why did you choose to become a strata manager?  

I was an owner within a strata scheme that inadvertently ended up on the Council of Owners of a self-managed scheme company. I picked up a copy of the Strata Titles Act and regulations and  began to read, and after reading it multiple times, I started looking for courses to do that would enable me to better understand this role.  

At the time there was little available other than a module within the property management course at TAFE. When I completed this module, I was thirsty for more information so I began reading any literature I could get my hands on relating to strata title in Western Australia.  

Before long I was asked to look after a strata company that a friend owned, and eventually recognised the opportunity for this to be a career and decided to start my own business. 

2. What does a strata manager do/what do you love most about your job?  

The role of a strata manager has evolved significantly over the years. The need for a strata manager to have some understanding of multiple legislations as well as a certain understanding of multiple trades and disciplines is greater than ever before. In many ways, a strata manager is an administrator, a mediator, a collection agent, a financial controller, a project manager and a facilities manager rolled into one.  

If I were to summarise, I would say that the key role of a strata manager is to assist the strata company in meeting its statutory obligations and in managing the shareholders (lot owners) investment to ensure that their assets are protected and value maintained. What I enjoy most about the job is the relationships you build with clientele and service providers, as well as so many others that are involved in our industry. 

3. What are you most proud of achieving in your role? 

Over the years, I have had the opportunity to assist many strata companies in resolving the challenges they face. I have not always had the answers but would always strive to find them. Each and every day is a learning experience. There have been awards, testimonials and much recognition along the way to be proud of. I have had the opportunity to work on major projects, contribute to the implementation of cost saving strategies and assist to divert crises. There is a great satisfaction and sense of pride that comes from being able to impart my knowledge and experiences onto other strata managers as they begin their own careers.  

4. What is the most challenging part of your job? 

I have found that the biggest challenge faced by strata managers and our industry has varied over the years. The proclamation of strata title reforms at the same time COVID-19 hit our great state was certainly one of them. COVID presented a challenge, and we knew we had to consistently implement change and educate owners on strata reforms, while not always being able to meet face-to-face. COVID also brought with it a new set of challenges by way of understanding the responsibility and role of a strata company in managing COVID and the associated COVID legislation. Certainly, conducting general meetings was a major challenge during these times, however, it was a challenge that the reforms provided some assistance with through the introduction of electronic attendance and votes outside of meetings. 

The existing challenge faced by our industry at this time pertains to communication. When I began my career in strata, I had a thermal fax machine and a PO Box, both of which were far more utilised than the single email address we dialled up to once a week. We paid invoices via cheque and dialled up to download Bpay payments from owners once a day. Most levy payments were made via cash or cheque. I had time to visit my managements once a month and this is often when the owners would update you on maintenance issues over coffee and cake.  

By comparison, the strata managers of today are faced with a relentless email inbox. The industry is scrambling to invest in software and tech stacks to combat this demand while what is available continues to improve and impress. I personally don’t think this is the only solution. I believe a reduction in the average portfolio size being looked after by strata managers is needed, however this will only be achieved if the average management fee per lot charged in this state rises.  

5. What have the last 12 months been like for you on the ground?  

There have been some significant economic challenges presented to the West Australian market in recent years. One clear example has been managing an owner's ability to meet levy commitments  in what has been tough times for some. There is a delicacy required that sees the strata company balance meeting their needs with showing compassion and empathy for clients.  

Budgeting in an environment where financial pressures result in owners wanting lower levies when costs have been rising has been another challenge. A hard insurance market and increased building materials cost has made it a challenge to manage insurance premiums for strata schemes. We have seen some significant percentage increases in premiums in some cases.  

At an organisational level, recruiting and retaining quality staff has been a challenge with more demand than availability. I have seen a lot of people leave the industry in what some are referring to as the post-COVID life evaluation process. Demands for work flexibility and a modern approach to the employment offer and environment have risen. This is an area where Realmark continues to be ahead of the game, having provided staff with the ability to work remotely long before COVID.  

Realmark’s recent wellness day introduction has also assisted further with this concept providing the team with one day off a quarter as well as their birthday.  

6. What is your best advice for people buying property in a strata complex?  

You need to understand the strata company as much as the physical property. It is a bit like a  workplace, it is not just about the shiny modern office but also about the people that work within it.  

The questions you should be asking are: 

1. Where is the strata company at with its 10-year maintenance plan (if applicable)? 
2. How active is the Council of Owners regarding the running of the scheme?  
3. What major projects does the scheme have planned and what will the cost be? 
4. What is the existing financial position of the strata company and what is its net worth?  
5. How does everyone get along at the complex? Are there any personality clashes, problem units or legal matters?  
6. Make sure to understand the by-laws that are applicable to the complex, what you can and cannot do and what restrictions they impose.  
7. What thought, or appetite does the scheme have to investigate and invest in sustainability, technology and modernisation? 

More information 

To find out more about Luke Downie and the Realmark Strata team, visit Realmark Strata’s reiwa.com AgentFinder profile.