These answers cover strata schemes, community associations, neighbourhood associations and building management committees. Different rules apply depending on the type of scheme and its governing legislation.
A strata scheme is a form of property ownership where you own your individual lot and share ownership of common property such as roofs, driveways, stairwells and gardens with other owners.
In most cases, you own everything inside your lot. This depends on the registered strata plan and its date, particularly for schemes registered before July 1974.
Items such as walls, ceilings, structural elements, pipes, roofs and external features are usually common property. However, the registered strata plan always determines who is responsible.
The Owners Corporation is the legal body made up of all lot owners in the scheme. It is responsible for managing common property, finances, insurance, compliance and by-laws.
The strata committee makes day-to-day decisions on behalf of the Owners Corporation between general meetings, within the limits set by legislation and resolutions.
A strata manager assists the Owners Corporation by organising meetings, managing finances, coordinating repairs, arranging insurance and ensuring compliance with NSW strata legislation.
Levies fund building insurance, cleaning, gardening, maintenance, repairs, compliance costs and long-term upkeep of the property.
Levies are determined by the Owners Corporation, usually at the Annual General Meeting (AGM) based on approved budgets for the administrative capital works funds.
Levies may increase due to inflation, ageing buildings, insurance costs and increasing compliance obligations.
Interest applies to overdue levies. The Owners Corporation can recover unpaid amounts through a structured legal process.
Yes. Owners may request a payment plan for overdue levies. Committees must consider requests reasonably and respond within legislated timeframes.
Strata insurance generally covers the building structure, common property and shared fixtures.
Personal contents, internal finishes and personal belongings are usually not covered and require separate insurance.
Typically, yes. Even minor renovations may require approval before commencing, particularly where common property, waterproofing or structure is affected. Waterproofing almost always requires approval. See our Requests and Applications page if you’re considering renovating.
Minor cosmetic works may not require approval if they meet legislative definitions and by-law requirements. It’s important to always check before starting work.
Unauthorised works may need to be removed or approved retrospectively. The Owners Corporation may issue notices or seek orders through NCAT.
Many schemes allow pets, but approval may still be required. Pet rules depend on the scheme’s registered by-laws. Approval cannot be unreasonably refused where legislation applies. You can find our pet application form on our Requests and Applications page.
Most schemes follow council noise guidelines, with additional restrictions set out in by-laws. Residents should avoid unreasonable noise, particularly late at night or early morning.
No. Common property must remain clear for safety, access and compliance reasons. Items left in shared areas may be removed.
Any changes that affect common property or the building’s external appearance may require approval. Please check with us first on your building’s specific rules.
The Owners Corporation maintains common property. Owners are responsible for items within their lot unless the strata plan or by-laws state otherwise.
Requests can be submitted through our online forms. Matters affecting common property are assessed and, where required, referred to the strata committee.
Tenants should report issues to their property manager first. Only owners or authorised agents can submit requests directly to strata.
By-laws are enforceable rules registered by the Owners Corporation that regulate how a property or community is used and managed. Penalties can only be imposed by NCAT.
The Owners Corporation enforces by-laws. The strata manager acts under committee instruction. Penalties can only be imposed by NCAT.
Yes. Owners may seek mediation or apply to NCAT if they believe a decision is unreasonable or not made in accordance with legislation.
Committee members are generally protected when acting in good faith, but liability can arise in limited circumstances under legislation.
It is a legally required statement confirming that essential fire safety measures have been inspected and maintained.
The statement is signed by, or on behalf of, the Owners Corporation, based on reports from accredited practitioners.
The Owners Corporation must document attempts to gain access. Refused access does not remove compliance obligations.
Buildings constructed before 2004 generally require an asbestos register and may require an asbestos management plan.
Most schemes have WHS obligations where they engage or control workers. Obligations depend on the scheme’s activities.
These schemes manage shared land or facilities, such as private roads, driveways, parks, or shared services, across multiple lots or buildings.
Strata schemes manage buildings and lots. Associations manage shared land or facilities that sit outside individual strata schemes.
These associations manage shared areas with a defined part of a larger community development.
A Building Management Committee (BMC) manages shared facilities used by multiple strata schemes, such as basements, lifts, driveways or plant rooms.
Association levies fund the maintenance and insurance of shared facilities that benefit the community.
Association levies are set by members at the association’s Annual General Meeting, based on the approved budget and unit entitlements.
An association is only responsible for the land or facilities it owns, not individual homes or strata buildings within the community.
Associations are managed by an elected committee. Many also engage a professional strata or community manager to assist with administration and compliance.
Yes. Associations hold Annual General Meetings, committee meetings and, where required, extraordinary general meetings.
Community, neighbourhood and precinct schemes are governed by the Community Land Management Act 2021.
