Strata Law Reforms 2026: What’s Changing — and Why It Matters for Owners Corporations

From 1 April 2026, a new wave of strata and community land legislation will come into effect across New South Wales.

While many of these changes focus on documentation and compliance, they signal something much bigger: a continued shift toward greater transparency and long-term financial planning within strata schemes.

For owners corporations, understanding what’s changing, and why, is key to making informed decisions and protecting the value of your asset.

What’s Changing from 1 April 2026

1. More Detailed Information Certificates

Strata information certificates (commonly known as Section 184 certificates) will now require additional disclosures, including:

• Any utilities provided through embedded networks (exclusive supply arrangements within a building)
• Any orders or compliance actions issued against the owners corporation
• A record of meetings held in the past 12 months, as well as any upcoming meetings

This change is designed to give buyers and owners a clearer, more transparent view of a building’s operational and compliance history.

2. New Mandatory Standard Forms

From April 1st, several key documents must be prepared using updated standardised forms, including:

• Strata information certificates
• Initial Maintenance Schedules (IMS)
• 10-year Capital Works Fund Plans

The move toward standardisation ensures consistency across schemes, making it easier for owners to understand, compare, and rely on key documents. These updated standardised forms can be found on the NSW Fair Trading website: new initial maintenance schedule – strata and new initial maintenance schedule – community lands or from Strata Hub’s document library. 

3. Stricter Requirements for Developers

For new strata schemes, there is an increased focus on accountability at the development stage.

Developers (original owners) must now:

• Use the new standardised IMS form prior to the first Annual General Meeting
• For multi-storey buildings, ensure the IMS and initial levy estimates are reviewed and certified by an independent surveyor

This is a significant step forward in ensuring that buildings are set up with realistic maintenance planning and financial forecasts from day one.

4. A New Standard for 10-Year Capital Works Fund Plans

All owners corporations must now use a prescribed standard form when:

• Preparing a new 10-year capital works fund plan
• Updating or revising an existing plan

There is also a new planning tool available via Strata Hub, designed to assist smaller schemes in meeting these requirements.

This reinforces the importance of forward planning and financial sustainability, helping schemes avoid unexpected costs and special levies.

What These Changes Mean in Practice

At their core, these reforms are about lifting standards across the strata industry. For many schemes, this will mean more structured processes and clearer documentation, ultimately reducing risk and improving decision-making.

They aim to:

• Improve transparency for buyers and owners
• Ensure more accurate financial planning
• Strengthen accountability for developers
• Create more consistency in how schemes are managed

For more information on these changes and related 2025 legislation updates, the NSW Government has put together a Guide to strata law changes for strata committees and owners.

A Broader Shift: Where the Strata Industry Is Heading

These April changes are not happening in isolation. They form part of a broader reform agenda focused on removing conflicts of interest and improving trust within the strata sector.

Recent recommendations from the NSW Government include:

• Phasing out commission-based remuneration for strata managers
• Increasing disclosure of financial relationships with suppliers
• Strengthening procurement transparency

If implemented, these reforms will fundamentally reshape how strata services are delivered, moving toward a model built on clarity, independence, and alignment with owners’ interests.

Why This Matters for Owners Corporations

For owners, these changes represent a positive step forward.

Greater transparency and stronger compliance requirements mean:

• Better visibility over how your building is managed
• More reliable financial planning
• Reduced exposure to hidden costs or conflicts
• Increased confidence when buying, selling, or investing

However, they also highlight the importance of working with a strata manager who understands not just the legislation, but how to implement it effectively.

The Strata Plus Perspective

At Strata Plus, we see these changes as a natural evolution of the industry.

For many years, our approach has been grounded in:

• Transparency — including implementing a zero commission model in 2025
• Proactive financial planning — through structured capital works strategies
• Clear, consistent communication with owners and committees

These reforms reinforce the direction we have already taken: delivering strata management that is aligned with the long-term interests of our clients.

Preparing for 1 April 2026

With the changes now confirmed, the focus should be on readiness.

Strata committees and owners corporations should:

• Ensure their strata manager is across the new requirements
• Review upcoming documentation processes
• Understand how these changes will impact their scheme
• Ask questions — particularly around compliance and financial planning

Looking Ahead

Strata is becoming more regulated, more transparent, and more accountable — and that is a positive shift for everyone involved.

While change can bring complexity, it also creates an opportunity to raise standards, build trust, and deliver better outcomes for owners and residents alike.

Need guidance on how these changes impact your building?

Strata Plus is here to help.

Get in touch with our team to ensure your scheme is prepared, compliant, and positioned for the future.