What Is a Section 184 Certificate?
What Is a Section 184 Certificate and Why It Matters When Buying or Selling in Strata
If you’re buying or selling an apartment, townhouse or villa in a strata scheme, chances are you’ll hear the term “Section 184 certificate” (aka a Strata Information Certificate) early in the process. It’s one of the most important documents in any strata property transaction, yet it’s also one of the most misunderstood.
This article explains what a Section 184 certificate is, why it’s important, what information it must contain, and how it fits into the broader Australia-wide framework of strata disclosure certificates.
What even is a Section 184 Certificate?
In New South Wales, a Section 184 certificate is a formal disclosure document issued under the Strata Schemes Management Act 2015 (NSW). It is issued by the owners corporation (usually prepared and supplied by the strata managing agent) and provides certified financial and administrative information about both a specific lot and the strata scheme as a whole as at the date of issue.
The content of a Section 184 certificate is prescribed by the strata legislation and associated regulation/approved form, and it is most commonly requested during the sale or purchase of a strata property by conveyancers and solicitors acting for buyers and sellers, and sometimes by owners or lenders who need confirmation of levy and scheme details for their files.
Why a Section 184 Certificate Matters
For buyers, the Section 184 certificate helps answer key due‑diligence questions including:
what the regular levies are for the lot;
whether there are any unpaid contributions or interest,;
how the scheme’s funds are tracking;
whether the building is appropriately insured.
For sellers and their advisers, it provides a consistent, legislated information source that supports accurate disclosure and reduces the risk of disputes about levy adjustments or what was known about the scheme at the time of sale. For lenders and other professionals, it is often treated as the primary certified snapshot of the scheme’s financial and administrative position at a particular point in time, rather than relying on informal statements.
What Must Be Included (NSW)
The matters to be disclosed in a Section 184 certificate are set out in the Strata Schemes Management Act 2015 (NSW) and detailed in the Strata Schemes Management Regulation and approved form.
In practical, plain‑English terms, the certificate typically covers:
Levy and financial information: current levy contributions payable for the lot, any unpaid contributions or interest owing, and information about the administrative fund and capital works fund, including recent budget, levy determinations and Capital Works Fund planning.
Insurance: details of the strata insurance policy, such as the insurer, the type of cover (for example, building and public liability), and the current policy period and sum insured.
By‑laws and governance: by-laws not yet registered, the name and contact details of the strata managing agent or building manager (if appointed), and, where required, information about the strata committee.
Legal and compliance matters: notices or orders issued to the owners corporation that are recorded in the scheme’s records, and ccurrent costs of any onging litigation involving the scheme that have been documented.
Importantly, a Section 184 certificate reflects what is recorded in the owners corporation’s books and records at the time it is produced. It does not record future decisions, unmade levies, or informal discussions that have not yet been resolved and entered into the records.
Where It Fits Nationally, Other States’ Certificates
While “Section 184 certificate” is a NSW term, every Australian state and territory has its own version of a formal strata or owners corporation disclosure certificate that serves a similar function in sales and other transactions.
Examples include:
Victoria: Owners Corporation Certificate issued under section 151 of the Owners Corporations Act 2006 (VIC), providing prescribed information about the lot and the owners corporation.
Queensland: Body corporate information certificate, usually requested using BCCM Form 13 under the Body Corporate and Community Management Act 1997 (QLD), which sets out financial and other key information about the lot and the scheme.
Other jurisdictions (WA, SA, TAS, ACT, NT): each has its own form of strata or community title information certificate or disclosure document, with different names, formats and content requirements set by their local legislation and regulations.
Although the labels, forms and level of detail differ, the underlying purpose across Australia is the same: to provide a formal, certified information statement about a strata or community title scheme so buyers and their advisers can make informed decisions. Readers should always check the relevant legislation and standard forms in their state or territory for exact requirements.
Why Strata Managers Do Not Confirm Settlement Figures
During a sale, it is common for strata managers to be asked to “confirm” what amounts will be outstanding by a certain date or estimate projected settlement figures. Professional Strata Managers won’t get involved or provide ‘verbal updates’ to the levies other than to state something like:
“We cannot confirm settlement figures, please rely on the Section 184 certificate as issued or request an up-to-date one.”
This is not avoidance; it reflects the limits of the strata manager’s role and a professional approach. The sale of a property is not a matter for the strata managing agent to be involved with. Remember that the owners corporation is the client of the strata manager not the lot owner or prospective lot owner.
Settlement figures are legal and financial calculations prepared by conveyancers or solicitors, not by strata managers. They involve interpreting the contract, apportioning levies and other outgoings between buyer and seller based on the settlement date and coordinating adjustments with council and water rates and other charges. This goes beyond the statutory and agency functions of a strata manager, whose role is to keep accurate records and issue certified information such as the Section 184 and lot owner levy ledgers.
The Proper Role of the Section 184 Certificate
The Section 184 certificate is designed so that everyone involved in a transaction can work from the same authoritative document, rather than relying on a series of informal emails or verbal updates.
Using the certificate and underlying records as the reference point:
Reduces the risk of inconsistent or outdated information being circulated between parties.
Helps protect buyers, sellers and the owners corporation by clearly documenting what was certified as at the date of issue.
Limits the risk that a strata manager’s informal comment might be treated as legal advice or a guarantee of settlement outcomes, which would sit outside their usual authority and would contravene their professional indemnity insurance.
If a discrepancy or dispute arises about settlement figures, it should be resolved by the parties’ legal representatives or conveyancers using the contract, the Section 184 certificate and the underlying financial records, rather than seeking a “ruling” from the strata manager.
Common Misunderstandings About Section 184 Certificates
A Section 184 certificate is not the same as a strata records inspection report. An inspection report is usually prepared by a specialist or a buyer’s adviser after reviewing the records and may comment on broader issues such as meeting history, upcoming works and general scheme health, whereas the certificate simply sets out certified facts in the legislated format.
The s184 certificate does not predict future levies, special levies or decisions that have not yet been made. It captures decisions and information already recorded by the owners corporation at the time of issue and can become outdated if there are further meetings, levies or legal actions after that date. For this reason, good practitioners recommend obtaining a current certificate (and, often, a records inspection) where there is any delay between issue and settlement.
Final Thoughts
A Section 184 certificate is one of the most important documents in an NSW strata sale or purchase. Used properly, it provides transparency, reduces risk, and ensures buyers, sellers and lenders are working from the same, officially certified information rather than assumptions or informal statements.
Understanding what the certificate does, and what it does not do, helps everyone involved in a strata property transaction. It helps navigate the process with clearer expectations, fewer disputes, and a better appreciation of the distinct roles of the owners corporation, strata manager and the respective legal representatives.
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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