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Strata guide

Plain-English answers about NSW strata: who does what, meetings and voting, money and records, building work, and what to do when things go wrong. Checked 12 November 2026. General information, not legal advice.

Who does what

The owners corporationAll the owners together. It owns and looks after the common property and makes the big decisions.
The strata committeeOne to nine people elected at each annual general meeting to make day-to-day decisions for all owners.
Chair, secretary and treasurerThe committee picks its own office bearers. A strata manager can be given some of their jobs.
The strata manager (strata managing agent)A licensed professional the owners can hire to carry out jobs they delegate. Optional, but most buildings have one.
The building managerLooks after the common property day to day: cleaning, bins, access for tradespeople, maintenance and repairs.
Tenants and the tenant representativeTenants aren't members of the owners corporation, but must follow the by-laws and can take part in some meetings.

Meetings and voting

AGM, general meeting and committee meetingOwners decide at general meetings (the AGM is the yearly one). The committee meets between them for day-to-day decisions.
Kinds of resolution and how votes are countedMost decisions pass by simple majority. Big changes need a special resolution counted by unit entitlement.
ProxiesA proxy is someone you appoint, on the official form, to vote for your lot when you can't.

Money and records

Levies, budgets and payment plansOwners pay levies into the administrative fund and the capital works fund. The amounts are set by the owners at a general meeting.
Records, the strata roll and your right to inspectThe owners corporation must keep its records for years, and every owner can look at them.

Building work and rules

Renovations: cosmetic, minor and majorPainting inside your unit needs no approval. New flooring needs approval. Structural or waterproofing work needs a special resolution.
Common property and by-lawsCommon property belongs to all owners together. By-laws are the building's rules, and changing them needs a special resolution.

When things go wrong

Disputes: from a conversation to the TribunalMost problems are solved by asking in writing. If not, there is free mediation and then the NSW Civil and Administrative Tribunal (NCAT).