Strata Living

A strata management company (also called an owners corporation manager or strata manager) is appointed by the owners corporation to manage the day-to-day operations of a strata scheme. This includes levy collection, AGM coordination, by-law enforcement, maintenance scheduling, insurance and financial reporting under the Strata Schemes Management Act 2015 (NSW).

Under the Strata Schemes Management Act 2015 (NSW), an owners corporation must hold an Annual General Meeting (AGM) at least once every financial year, and no later than 2 months after the end of the financial year. The first AGM must be held within 2 months of the initial period ending.

Strata levies (or owners corporation contributions) are fees paid by lot owners to fund the scheme's Administrative Fund (day-to-day expenses) and Capital Works Fund (major repairs and improvements). Levy amounts are set at the AGM based on approved budgets, and each lot's share is proportional to its unit entitlement as registered on the strata plan.

The Capital Works Fund (formerly called the sinking fund) is a mandatory reserve fund that strata schemes must maintain for long-term capital expenditure — such as roof replacement, lift modernisation, concrete remediation or façade works. The fund must be maintained at a level consistent with a 10-year capital works plan, reviewed every 5 years.

Yes. The strata committee can make most day-to-day decisions without holding a general meeting, within the limits set by the owners corporation. However, certain matters — such as spending above the delegated limit, making or amending by-laws, or levying special levies — require a general meeting resolution.

By-laws are rules specific to a strata scheme that govern how lots and common property may be used — covering pets, renovations, parking, noise and appearance. They are registered on the scheme's certificate of title. Regulations are government-issued rules under the Strata Schemes Management Act that apply to all schemes in NSW and cannot be overridden by by-laws.

The owners corporation is legally responsible for the repair and maintenance of common property under s.106 of the Strata Schemes Management Act 2015. This includes external walls, roofs, structural elements, common corridors, lifts, and gardens. Failure to maintain common property can result in NCAT orders and the owners corporation being held liable for resulting lot damage.

Under the Strata Schemes Management Act 2015, a strata manager holds a licence under the Property and Stock Agents Act 2002, must act in accordance with any agreement with the owners corporation, maintain proper financial records, attend and prepare minutes for meetings, keep the strata roll up to date, and disclose all commissions and related-party benefits.

NCAT (NSW Civil and Administrative Tribunal) is the primary dispute resolution body for strata matters in NSW. Lot owners, the owners corporation, tenants and strata managers can apply to NCAT for orders regarding levy recovery, by-law enforcement, maintenance disputes, access to strata records, removal of strata managers and many other matters under the Strata Schemes Management Act 2015.

The Strata Schemes Management Act 2015 introduced significant changes including: mandatory 10-year capital works plans, new pet by-law provisions, introduced collective sale (strata renewal) provisions, new requirements for defect inspection reports for new buildings, strengthened disclosure requirements for strata managers, and stricter levy debt recovery timelines.

Under Part 11 of the Strata Schemes Management Act 2015, developers of new residential strata buildings must lodge a defect bond of 2% of the contract price with NSW Fair Trading. An independent building inspector reviews the building at the 15–18 month mark. If defects are found and not rectified, the bond is used to fund repairs. This protects new owners from defect liability.

Strata management fees in Western Sydney (Blacktown, Parramatta, Hills District) typically range from $900 to $1,800 per lot per year depending on scheme size, complexity and services included. Larger schemes with 50+ lots generally attract lower per-lot fees. BAYS Management benchmarks all schemes against market rates to ensure owners are not overpaying for strata management services.