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Strata LFAQs

While there are plenty of resources covering common strata questions like “what is common property?” or “how are levies calculated?”, strata living often presents complex scenarios that fall into grey areas.

This section tackles the trickier questions we receive from owners and committee members – from managing challenging interpersonal dynamics to navigating technical compliance issues.

By sharing real questions from our community and expert responses, we aim to demystify strata living and help you Navigate Strata with Ease.

Please note: The information provided on this website is for general informational purposes only and does not constitute legal, insurance, or financial advice. While we strive to ensure the accuracy and relevance of the content, strata laws and responsibilities may vary based on state regulations, individual strata by-laws, and specific insurance policies.

STRATA COMMITTEES

Yes, committee members can be held legally liable if they are found to have been negligent in their duties. This highlights the importance of proper documentation, following correct procedures, and making informed decisions in the best interest of the owners corporation.

As an owner, you have several practical options:

  • Call for an extraordinary general meeting (requires 25% of unit entitlements)
  • Work with your strata manager to address issues
  • At the meeting, owners can vote to remove and replace them.
  • If your scheme has a strata manager, they may be able to intervene and take necessary action.
  • As a last resort, seek mediation through NSW Fair Trading.

The Strata Schemes Legislation Amendment Bill 2024 introduces key changes that may help address committee inactivity:

  • Strata committee members must undergo training—failure to do so results in loss of membership.
  • The chairperson must ensure meetings are run properly, discussions are fair, and agendas are followed.
  • If a strata managing agent is involved, they must provide records every six months, improving transparency.
  • Members must act with honesty, fairness, and diligence for the owners’ benefit, reinforcing their duty to the community.

Owners can:

  • Request an extraordinary general meeting (EGM) by gathering support from 25% of unit entitlements.
  • Engage their strata manager for assistance.
  • Vote to remove and replace the current committee at the EGM.
  • Seek mediation through NSW Fair Trading if issues persist.

STRATA REPAIRS

The recommended steps are:

  • Document the issue and communicate it formally to the strata committee.
  • Request the matter be added to the next meeting agenda.
  • Seek mediation through Fair Trading.
  • If mediation fails, apply to NCAT for orders requiring the repairs to be carried out.
  • Consider engaging expert reports to support your case.

The responsibility depends on the source and location of the damage:

  • If the damage is to common property (e.g., external walls, shared pipes), the owners corporation is responsible
  • If the damage is caused by a lot owner’s fixture (e.g., washing machine), the lot owner is responsible
  • If the damage is caused by common property affecting an individual lot, the owners corporation is responsible for repairing the common property and may be responsible for consequential damage to the lot.
  • If a lot owner’s fixture (e.g., washing machine, dishwasher, internal plumbing) causes water damage to neighbouring lots, the owners corporation’s strata insurance will typically cover the damage to the other lots. However, the responsible lot owner may still be required to cover the insurance excess or other costs depending on the strata scheme’s by-laws and insurance policy.

No, owners cannot be denied access to reports paid for by strata funds. Under Section 182 of the Strata Schemes Management Act 2015 (NSW), owners have a legal right to inspect strata records, including structural engineering reports funded by the owners corporation.

 

Even if a report primarily relates to specific lots, if strata funds were used, it forms part of the owners corporation’s records, and all owners can request access.

 

In the event a defects claim is before the courts some reports and advice may be considered privileged and withheld based on legal advice.

The strata committee can authorise the commission of an engineers report if the amount falls below the limit placed on the committee at an AGM.

If the cost exceeds the strata committee’s spending limit, a general meeting approval is required under Section 102 of the Act.

It should be noted that the strata committee can refer the decision to a general meeting even if the cost falls below the committee limit should they choose to do so.

If an urgent safety issue arises, the committee can authorise emergency repairs or reports under Section 122 without prior approval.

If a contractor hired by the owners corporation causes damage, liability depends on the circumstances:

 

  • The contractor is primarily liable if their negligence caused the damage.
  • The owners corporation may be vicariously liable if they failed to properly vet, supervise, or manage the contractor.
  • The strata insurance policy may cover damages, but excess costs or exclusions may apply.
  • Affected lot owners should document the damage with photos and reports and notify the strata committee immediately.
  • The owners corporation has a duty to pursue the contractor for compensation and ensure repairs are completed.

 

Best practice: Before hiring contractors, the owners corporation should confirm that they hold adequate licences and insurance coverage.

Responsibility depends on the cause. If mould results from a defect or issue with common property (e.g., poor ventilation or a leaking roof), the owners corporation is generally responsible. If it’s due to occupant behaviour (e.g., lack of airflow or cleaning), the lot owner/occupant is liable.

CAPITAL WORKS

All Strata Schemes must obtain a 10 Year Capital Works Forecast and this must be formally updated every 5 years.

The legislation does not require the recommended contributions in the forecast be adopted however an individual owner can seek an order for the strata scheme to adopt the forecast recommendations.

It should also be note that owners that have recently purchased into a Strata Scheme can seek relief from paying special levies for maintenance and repair items that should be funded by the Capital Works Fund however there are insufficient funds available due to the Owners Corporation not adopting the contributions recommended in the Capital Works Forecast.

  • Yes, the secretary or the strata committee can call a general meeting (not an annual general meeting) of the owners corporation at any time (see S19 Strata Schemes Management Act 2015).
  • If the secretary receives a qualified request to hold a general meeting, they (or another officer, if the secretary is unavailable) must arrange the meeting as soon as possible—and no later than 14 days after receiving the request.
  • A general meeting can be called in response to a qualified request even if the first annual general meeting hasn’t yet been held.
  • A qualified request is one made in writing by one or more lot owners who together hold at least 25% of the total unit entitlements in the strata scheme.

COMMON PROPERTY

No, installing a screen door on a unit entry door is a breach of fire regulations for two key reasons:

  • Fire Safety Hazard – Screen doors are often installed to allow ventilation while the unit entry door remains open. However, unit entry doors are essential fire safety measures designed to slow the spread of fire from one lot to common areas and other units. Keeping them open compromises fire safety.
  • Obstruction of Egress – Screen doors typically open outward into common foyers or stairwells, which can obstruct the safe evacuation of other residents during an emergency.

No, generally speaking, a colour specialist who only provides advice and does not physically paint or alter the building does not need a trade license under NSW law. However, whether they need insurance depends on your strata scheme’s by-laws.

License: Not required, as NSW Fair Trading does not regulate colour consultancy.

Insurance: Check your strata by-laws to see if they require all service providers—including consultants—to have insurance.

If so, the colour specialist may need professional indemnity insurance.

If the by-law only applies to tradespeople who perform physical work, then insurance may not be required for a colour consultant.

To confirm, review your strata by-laws or check with your strata committee to see if this rule applies to all service providers or just tradespeople.

Yes, you can request exclusive use of an unused common property area, but it requires a formal approval process through a special by-law.

Start by discussing your proposal with the strata committee to gauge initial support and address any concerns.

You’ll need to have the area professionally surveyed to establish exact boundaries, then draft a special by-law that clearly outlines how you’ll use the space, maintenance responsibilities, and any compensation to the owners corporation.

Have a strata lawyer review the by-law to ensure compliance with NSW strata laws. The by-law must then be presented at a general meeting where it needs to secure at least 75% of votes in favour (special resolution) to pass.

If approved, the final step is registering the by-law with NSW Land Registry Services to make it legally binding.

Keep in mind that other owners may object if they believe your proposed use will negatively impact property values or interfere with common property use, so it’s important to present a well-thought-out proposal that addresses potential concerns.

No, the strata committee cannot unilaterally apply for or obtain DA approval to change parking areas without the approval of the Owners Corporation. Any changes to common property, including parking allocations, require formal approval under the Strata Schemes Management Act 2015 (NSW).

In most strata schemes, parking spaces (unless individually owned as part of a lot) are considered common property, meaning any changes require a special resolution (75% majority approval) at a general meeting.

Any proposed change to parking areas must be disclosed to all lot owners, and they must be given the opportunity to vote on the decision.

Yes. Changes to common property—like cutting into ceilings or installing vents through the roof—usually require a special resolution under S108 Strata Schemes Management Act 2015 (NSW).

A special resolution means that the motion can only pass if no more than 25% of the votes cast are against it. This higher threshold is in place because the work affects shared property, not just one lot. If the motion was passed as an ordinary resolution instead (which only requires a simple majority), it may be invalid, and the work could be considered unauthorised.

In NSW, strata by-laws can regulate or restrict smoking if it causes a nuisance or hazard to other residents. A by-law is not enforceable until it’s properly drafted, passed by special resolution at a general meeting, and registered with NSW Land Registry Services.

In the meantime, you still have options:

  • Under Section 153 of the Strata Schemes Management Act 2015 (NSW), no occupant may create a nuisance or hazard to others. Smoke drift can fall under this.
  • If the smokers are tenants, you can report the issue to their landlord or managing agent, who may act under the terms of the lease.
  • You can apply for mediation through Fair Trading or, if needed, escalate the matter to NCAT to seek orders addressing the smoke nuisance—even without a by-law in place.

Changes to common property,like venting a rangehood through the roof, generally require a special resolution. If an ordinary resolution was used instead, the motion may be invalid. An owner may raise this for review or seek legal advice to challenge the work if necessary.

Only in certain cases such as a bylaw being registered can minor renovations be delegated to be approved by the committee (e.g., installing a handrail), but major works—like altering waterproofing, structural changes, or exclusive use—require a special resolution at a general meeting. Legal advice may be needed to classify the renovation correctly and determine whether a bylaw is required to protect the Owners Corporation.

VOTING & MEETINGS

No. Under Section 182 of the Strata Schemes Management Act 2015 (NSW), lot owners have the right to inspect strata records, which includes proxy forms submitted for a General Meeting. The Secretary cannot refuse reasonable access to these documents.

Yes. Any lot owner can request to inspect proxy forms as part of the records of the Owners Corporation.

The request should be made formally, and the Owners Corporation must comply within 14 days under the legislation.

Proxy forms must comply with Clause 26 of the Strata Schemes Management Regulation 2016 (NSW), which requires:

  • The form to be in writing and signed by the owner.
  • The proxy appointment to specify the meeting for which it is valid.
  • Proxies to be submitted before the meeting starts.
  • Compliance with proxy limits (i.e., no person can hold more than 5% of total lots or 1 proxy if the scheme has fewer than 20 lots).

If the management agreement states that the strata manager is delegated the powers of the chairperson, secretary, and treasurer, then they should be able to convene a general meeting if necessary to carry out their duties.

However, if the agreement does not explicitly include the power to call a general meeting, then the manager cannot do so without a resolution from the Owners Corporation.

Under Section 19(2) of the Strata Schemes Management Act 2015 (NSW), if no committee was elected at the AGM, a general meeting can be held to elect one.

A general meeting can be convened by lot owners if owners holding at least 25% of unit entitlements submit a request to the secretary or strata manager.

Yes. Lot owners may attend committee meetings as observers but cannot vote and may only speak if invited by the committee.

No. Any motion submitted in writing by a lot owner must be included in the next general meeting notice. The committee or strata manager cannot exclude or reword it, though they may add commentary or recommendations.

STRATA FUNDS

Not necessarily, but the Owners Corporation must ensure the deficit is covered through appropriate financial management.

There are two main ways to address an administrative fund shortfall under the Strata Schemes Management Act 2015 (NSW):

  • Increase Regular Levies – The Owners Corporation can adjust the quarterly levies at the next AGM or through an EGM to ensure sufficient funds are available.
  • Raise a Special Levy – Under Section 81(4) of the Strata Schemes Management Act 2015, a special levy can be imposed if the current levies are insufficient to meet administrative expenses. This requires a resolution passed at a general meeting.

Considerations

  • The Owners Corporation must ensure it has enough funds to pay for essential expenses such as insurance, utilities, and maintenance.
  • A budget review should be conducted to determine whether regular levy increases are sufficient or if a special levy is necessary.
  • If the deficit is due to unexpected expenses, the committee may need to justify the need for a special levy.

In NSW, under the Strata Schemes Management Act 2015, two-lot schemes with only common property consisting of a shared driveway or similar minimal areas are exempt from maintaining a Capital Works Fund.

However, you are still required to maintain an Administrative Fund to cover shared expenses, such as insurance, maintenance, and any other common costs.

INSURANCE

No. Strata insurance covers the building, including internal structural elements of units, but the contents are an individual responsibility. However, if damage to your contents is caused by a common property issue, such as a water leak, it may be covered by the strata policy.

  • Be proactive with maintenance and repairs—install fire safety systems, upgrade electrical and plumbing, use water leak detectors, and follow your capital works plan/maintenance schedule.
  • Review your policy annually to avoid over-insurance and make sure you’re only paying for the cover you need.
  • Work with a strata insurance specialist. Most brokers access the same panel of insurers, so multiple quotes often result in the same premium—focus instead on expert advice.
  • Have the building valued every two years to ensure the building is insured for the correct amount.
  • Bundle policies where possible to access multi-policy discounts.
  • Manage your claims history by only lodging claims when necessary—frequent claims can increase your premiums.
  • Increase deductibles to lower your annual premium—but be prepared for higher out-of-pocket costs if you need to make a claim.
  • Conduct regular building inspections to identify and fix issues early, before they lead to major costs or claims.

APPROVALS

No, lodging a DA with the council does not require Owners Corporation approval. However, the resulting works often do require approval.

  • Councils may require amendments to the DA during the approval process.
  • Generally, the strata committee approves the initial lodgement of the DA.
  • Once the final DA is approved, motions are tabled at a general meeting to approve any necessary changes to common property and adopt any required by-laws to protect the Owners Corporation in relation to the works.

Yes. Under S 110 of the Strata Schemes Management Act 2015 (NSW), installing wood or other hard floors is considered a minor renovation to common property, and requires approval by ordinary resolution at a general meeting. Before proceeding, it’s advisable to check your scheme’s by-laws for any specific conditions. Generally, you must:

  • Provide written notice with details of the work, including plans, timelines, contractor details, and waste management arrangements.
  • Ensure the work meets acoustic standards and is done properly and without damaging common property.
  • Be aware that approval may come with reasonable conditions, such as acoustic underlay requirements or time restrictions.

Installing flooring without the proper approval may result in orders to remove it or rectify any impacts to neighbouring lots.

Not always. Whether the Act applies depends on the type and scope of your renovation. You do not need to comply with the Design and Building Practitioners Act 2020 (NSW) if all of the following are true:

  • The renovation is classified as exempt development under the Environmental Planning and Assessment Act 1979 (i.e. it doesn’t require a DA or CDC),
  • The waterproofing is part of alterations to a bathroom, kitchen, laundry or toilet,
  • The work relates only to a single dwelling (e.g. your individual apartment—not a shared area or multi-dwelling scope),
  • The work does not affect common property in a strata scheme.

If all of the above apply, the work may be exempt from DBP Act requirements. However, the actual answer depends on the precise scope of works you intend to carry out.

Always consult with your builder, certifier, and strata manager to confirm whether the Act applies before starting any work.

Sometimes. In many cases, you can install a fence as exempt development under the NSW State Environmental Planning Policy (Exempt and Complying Development Codes) 2008, meaning no DA is required—if certain conditions are met. To qualify as exempt development:

  • The fence must meet height limits (usually 1.2–1.8m depending on location),
  • It must be built with permitted materials,
  • It can’t be in a heritage conservation area or on a heritage-listed property,
    It must comply with relevant council and boundary setback rules.

If your proposed fence doesn’t meet the exempt criteria, or it’s in a special zoning or heritage area, you may need:

  • A Complying Development Certificate (CDC), or
  • A DA through your local council.

Check with your local council or a certifier before starting work.

FIRE SAFETY COMPLIANCE

Different fire safety systems need to be checked at different times—some monthly, some quarterly, others annually. It all comes down to national standards (AS 1851-2012) that help keep the building and everyone in it safe.

Not all fire companies can do everything. Some specialised equipment needs testing and sign-off by experts with specific qualifications—and sometimes that means bringing in another provider who’s licensed for that particular task.

Since July 2020, it’s been a legal requirement for an accredited fire safety practitioner to carry out the final check before the Annual Fire Safety Statement (AFSS) is issued. These professionals go through strict testing and have to sign off before your building is compliant.

Unfortunately not. Only qualified fire safety practitioners—who’ve passed specific exams and are registered on the FPA (Fire Protection Association) website—can legally endorse the AFSS.

If the work was done by someone who isn’t accredited, it still needs to be checked and signed off by someone who is. That extra inspection ensures the work meets legal standards and allows the AFSS to be issued.

BY-LAWS

Not directly. The process is:

  • Issue breach notices – Typically, up to three courtesy breach notices are sent to ensure the by-law in question is clearly communicated and to give the resident an opportunity to rectify the behaviour.
  • Attempt mediation – In most cases, mediation should be attempted through NSW Fair Trading before issuing a formal Notice to Comply. This encourages resolution without escalation.
  • Serve a Notice to Comply – If the issue continues, the owners corporation can issue a formal Notice to Comply with a by-law under section 146 of the Strata Schemes Management Act 2015.
  • Escalate to NCAT if breach continues – If the by-law is breached again after the notice, the owners corporation may apply to NCAT, which has the authority to impose penalties of up to $1,100 for a first offence and $2,200 for repeat offences within 12 months.

LEVIES

No. Levies must be paid regardless of disputes. Withholding payment is a breach of the Strata Schemes Management Act 2015 and will likely result in recovery action, including interest and legal costs. Concerns should be raised via formal channels.

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Personalised Strata Management.

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Complete the form below and one of our strata professionals will be in touch within 48 hours