Can We Meet Online? The Rules Around Electronic Strata Meetings
Once upon a time, if you wanted to attend a strata meeting, it meant hauling yourself at 6:30 pm on a wet Tuesday night into a community hall, library room, or down in the basement carpark (with you skipping back and forth to keep the sensor light on). Then came COVID-19, Zoom, Teams, Skype and the age of virtual everything. But what about strata meetings? Can you legally meet online? And are the rules the same in every state?
Let’s untangle the regulations around electronic strata meetings across Australia and answer the question many owners, committee members, and strata managers are asking: can we meet online?
First, What Is an “Electronic Meeting”?
An electronic meeting (sometimes called a remote, online or virtual meeting) is one that happens via video conferencing (Zoom, Teams, etc.), phone, or even just email or a voting website, depending on the laws of the state or territory. It’s not just about convenience, electronic meetings have become a practical necessity in many schemes, especially when people are interstate, overseas, or simply prefer not to meet in person.
Why It Matters?
Meeting format affects:
How votes are cast
Whether a quorum is reached
How notices are given
Whether meeting decisions are valid
And because strata law is regulated state by state, things can get confusing quickly.
What the Law Says – State by State
Here’s a breakdown of what each jurisdiction allows when it comes to holding strata (or body corporate/community title) meetings electronically.
New South Wales
Legislation: Strata Schemes Management Act 2015
Electronic meetings allowed? Yes, permanently.
Since the Strata Schemes Management Amendment (Sustainability Infrastructure) Act 2021, strata schemes can meet and vote electronically by default.
Meetings may be held in person, by phone, video, or other electronic means.
Voting can occur electronically (via pre-meeting voting or during the meeting).
The method must be set out in the meeting notice.
Tip: No by-law is needed to meet electronically.
Victoria
Legislation: Owners Corporations Act 2006
Electronic meetings allowed? Yes.
Victoria made permanent changes through the Owners Corporations and Other Acts Amendment Act 2021.
Meetings may be held virtually if:
The meeting notice includes details on how to attend.
The platform allows attendees to participate and vote.
Tip: By-laws are not required to permit virtual meetings, but the chairperson must ensure fairness in participation.
Queensland
Legislation: Body Corporate and Community Management Act 1997 (QLD)
Electronic meetings allowed? Yes — but with conditions.
Electronic meetings are allowed, but only if the scheme’s by-laws or regulation module permit it.
Voting can be electronic if authorised under the applicable regulation module (e.g. Standard Module, Accommodation Module).
Some types of votes (e.g. secret ballots) might still require specific formats.
Tip: Check the regulation module your scheme uses, the rules vary.
Western Australia
Legislation: Strata Titles Act 1985
Electronic meetings allowed? Yes.
Since 2020 reforms, electronic meetings and voting are permitted if the strata company passes a resolution allowing it.
Electronic attendance can include phone, video call, or other means.
Tip: A strata company can set up by-laws or pass resolutions to establish the format.
South Australia
Legislation: Strata Titles Act 1988 (SA)
Electronic meetings allowed? Yes, if authorised.
Electronic meetings and voting are allowed if the by-laws or constitution permit it.
The law is flexible but requires schemes to have something in writing (by-law or resolution) to allow electronic attendance.
Tasmania
Legislation: Strata Titles Act 1998 (TAS)
Electronic meetings allowed? Generally, yes.
The Act does not prohibit electronic meetings.
Strata corporations can determine how meetings are held, including via electronic means, but this should be consistent with the by-laws.
Australian Capital Territory
Legislation: Unit Titles (Management) Act 2011 (ACT)
Electronic meetings allowed? Yes, permanently.
Following temporary COVID changes, ACT has now allowed meetings and voting by electronic means as a standing option.
Units Plans can decide the method of meeting and voting by resolution.
Northern Territory
Legislation: Unit Titles Act 1975 (NT)
Electronic meetings allowed? Yes, with discretion.
Meetings may be held via video or phone if the body corporate agrees.
It’s best practice to formalise this in the by-laws or via a resolution.
Key Considerations for Holding Electronic Strata Meetings
Before you send out a videoconference link, make sure:
Your meeting notice clearly states how owners can join.
You allow enough time for electronic votes (if pre-meeting voting applies).
Your system allows all attendees to participate fully.
Your scheme’s by-laws or previous resolutions support online meetings (especially in QLD and SA).
You test it!
Final Thoughts
Electronic meetings are here to stay they make participation easier, cut down on travel, and open the door to greater owner involvement. But like everything in strata, the devil is in the legal detail. Before you hit “Send” on your next videoconference invite, make sure your scheme is compliant with your state or territory’s legislation.
Because in Strataland, even the way we meet needs a motion. Perhaps the days of sensor light skipping in the car-park are coming to an end.
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