Specialist Strata & Building Management Advisory Services
MLR Services specialises in independent time and motion studies, providing clear, evidence-based assessments of the duties required to effectively manage and maintain strata and community titled properties. We also offer strategic business consultancy across the Management and Letting Rights sector, supporting committees and building managers with governance, operational oversight, and best-practice frameworks.
Time & Motion Studies
Independent Assessment of Building Management Duties
A time and motion study provides an independent assessment of the duties required to properly manage and maintain a strata or community titled property.
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At MLR Services, we conduct detailed on-site inspections to evaluate the tasks required to operate a building efficiently. From this assessment we prepare a clear schedule of duties together with realistic time allocations and recommendations.
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Many caretaking and building management agreements are drafted in general terms and may not accurately reflect the work required to maintain the property. A time and motion study helps ensure that the duties, service levels and remuneration are aligned with the actual operational requirements of the building.
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This process creates transparency for committees, body corporate managers and resident managers.
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Our Approach
Our time and motion studies involve a practical review of the property and its operational requirements. This typically includes:
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A detailed site inspection of the building and common areas
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A review of the existing caretaking or management agreement
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Identification of all duties required to maintain the property
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Allocation of appropriate frequencies and time requirements for each task
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Preparation of a comprehensive written report
The final report provides a clear framework for understanding the work involved in managing the building and can assist with remuneration reviews, agreement updates or tender processes.
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Referencing the ABMA Building Management Code
When preparing a time and motion study, MLR Services references the ABMA Building Management Code of Practice as an industry benchmark.
The Code outlines common operational responsibilities associated with building management, including cleaning, infrastructure maintenance, contractor coordination and building operations.
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By referencing the ABMA framework, we ensure that the duties identified during our review align with recognised industry standards while still being tailored to the specific requirements of the property.
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When a Time and Motion Study May Be Required
A time and motion study may be beneficial when:
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A caretaking agreement lacks clear duties or task frequencies
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A remuneration review is being considered
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A building is preparing to update or replace its management agreement
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A dispute arises regarding duties or workload
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The committee wishes to better understand the operational needs of the property
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Business Consultancy
Strategic advisory for complex management rights and strata buildings.
In today's demanding property management sector, professional guidance is essential. MLR Services helps stakeholders set up robust agreements and processes to ensure equitable and harmonious outcomes. Our no-nonsense approach is backed by years of experience and effective communication.
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Services Include:
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BCCM Acronyms training
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Building Caretaking and Letting Code of Conduct guidance
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Committee Code of Conduct guidance
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Yield and revenue management for building managers
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Stakeholder agreement 'top up' and assignment guidance
Dispute Prevention
Early intervention best-practice frameworks to resolve tensions before they escalate.
Understanding rights and responsibilities is crucial to preventing disputes. Our objective review of agreements based on ABMA code and "best for building" practices helps clarify standards and reduce litigation risks. We address issues such as liability for payment, caretaking duties, and building maintenance to prevent minor conflicts from escalating.
The Early Dispute Prevention Service involves three phases:
1. Clarification of Standard - Completed in a Desktop Audit involving:
- Review of the caretaking agreement schedule of duties, clauses, etc.
- Comparison to the ABMA code
- Issuing of a Clarification of Standard report
2. Issuing Notice of Objection:
- Notice to agreement counterpart regarding clarification of standard
- Invitation to mediation for all stakeholders
3. Mediation and Resolution Plan:
- Guided discussion around drafting a resolution plan
Induction Training
Practical onboarding and transition support designed to promote confidence, continuity and smoother building operations.
At MLR Services, we believe knowledge is one of the most effective ways to reduce confusion, improve communication and support better outcomes within a body corporate environment. Our training programs are designed to help both on-site managers and committees better understand their roles, responsibilities and operational obligations.
Rather than focusing solely on theory, our training is grounded in the practical application of industry standards, including the BCCM Act and the ABMA Code, with a strong emphasis on real-world building management.
Our Training Programs Include:
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Mentoring & Assignment Process
Practical guidance and ongoing professional support to assist with transitions, role development and the application of industry best practice in day-to-day site management.
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Agreement & Duty Audits
Targeted training sessions that help managers and committees better understand caretaking and letting agreements, duty expectations and operational responsibilities.
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The Guidebook Course
A structured, self-paced training resource designed to provide a clear and practical understanding of strata management, compliance obligations and building operations.