Can I Speak Up? Your Rights at a Strata Meeting
Meetings are where the most important decisions about your building are made from approving budgets and levies, to tackling repairs, upgrades, and by-laws. Yet for many owners, these meetings can feel daunting. Who gets to speak? When can you ask a question? And what if the chairperson tells you to keep quiet?
Understanding your rights at a meeting not only helps you feel more confident but also ensures your voice is heard in decisions that affect your home and investment.
Who Has the Right to Speak?
The right to participate in a strata or community meeting depends on your role.
Lot owners: If you are listed on the strata roll, you have a right to attend general meetings and to speak on motions that affect the scheme.
Proxy holders: If another owner has appointed you as their proxy, you may attend, speak, and vote on their behalf.
Committee members: At strata committee meetings, only elected members can vote, but other owners may attend (depending on state & territory laws) and may sometimes speak with permission.
Tenants: In some states, tenants may attend general meetings if a “tenant representative” is appointed, but their right to speak is limited. They cannot vote unless they also own a lot.
Guests: Strata & community managers, lawyers, or experts (such as building consultants) may attend if invited. Their role is advisory, not decision-making, generally they will speak or present on an issue if requested to.
General Meetings vs Committee Meetings
It’s important to distinguish between different types:
Annual General Meeting (AGM): Held once a year, this meeting covers the scheme’s budget, levies, elections, and key decisions. All owners can vote, provided they are financial (i.e., up to date with levies).
(Extraordinary) General Meeting (EGM): Called when urgent or significant matters arise outside the AGM. Rights to speak are the same as at the AGM.
Committee Meetings: Smaller, more frequent meetings where elected committee members make day-to-day decisions. In many jurisdictions, owners who are not on the committee can attend but may need the chairperson’s of the committee’s permission to contribute.
The Role of the Chairperson
The chairperson is responsible for running the meeting. They decide the order of business, call for votes, and manage debate. While you have the right to speak on motions, the chairperson can limit discussion if it becomes repetitive, off-topic, or disruptive.
This means your right to participate is balanced by the chairperson’s duty to keep the meeting orderly and efficient. If you’re asked to wait until the end of a discussion or to keep your comments brief, that’s not unusual, it’s good meeting management.
How to Put Forward Your Own Motion
If you want an issue discussed at a general meeting, the most effective way is to put it forward as a motion before the agenda is issued. In NSW, for example, owners can submit motions in writing to the secretary for inclusion in a General Meeting notice. This ensures your item is formally considered, debated, and voted on. Remember that Motion’s do need to be written in a certain style.
If you raise a brand-new issue during the meeting, the chairperson may note it but often it cannot be voted on until a future meeting as the detail has not been circulated to other owners.
Practical Tips for Owners
Prepare in advance: Read the agenda carefully and note the items where you may want to speak.
Be concise: Meetings work best when everyone keeps their points focused.
Stay respectful: Even heated issues need calm discussion. Respecting process makes it more likely your voice will be heard.
Don’t delay raising concerns: If you think something needs attention, submit a motion early rather than waiting until it becomes urgent or contentious.
Why Participation Matters
Your strata scheme is a small community, and its financial health, safety, and liveability depend on collective decisions. Speaking up at meetings isn’t just your right it’s part of responsible ownership. Whether you’re needing clarification on a levy increase, supporting much-needed repairs, or questioning a new by-law, your contribution helps shape the future of your property.
So, next time you wonder whether you can speak up at a strata meeting, remember: you have both the right and the responsibility to take part. Use it wisely.
Jessica Rippon is the Founder & Director of Construction Legal
Jessica has over 22 years in the property and construction industries and founded Construction Legal, a multi award winning firm, in 2018. Jessica has acted for a broad range of clients across both the government and private sectors, including NSW Building Commission, NBN Co, Deicorp, JQZ, Castle Group, Poly Global, Winten Property Group, Downer EDI and Growthbuilt.
Her passion is to drive change in the NSW residential building sector by championing better regulation and quality construction.
Disclaimer:
This article is intended for general educational purposes only and does not constitute legal or financial advice. Readers should seek independent legal and professional guidance relevant to their specific circumstances and jurisdiction