Frequently Asked Questions
Owning in Strata
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Owning in a strata scheme means you own your individual unit or lot, but you also share ownership and responsibility for common property like gardens, hallways, roofs, and driveways.
These shared areas are managed collectively by all owners through the owners corporation, funded through regular payments called strata levies.
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In a strata scheme, you own your individual lot, which typically includes the airspace within the walls of your unit. This covers things like internal walls, floor coverings, ceilings, and any fixtures or fittings inside.
Any structural parts of the building—such as external walls, windows, doors, the roof, and the slab or floor between levels—are usually considered as common property.
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The owners corporation is the legal body made up of all the lot owners in a strata scheme. It exists to manage and look after the common property, ensuring it is safe, functional, and well-maintained. It also oversees things like building insurance, finances, by-laws, and compliance with legislation.
The owners corporation makes decisions as a group, usually during meetings where owners can vote on issues such as budgets, maintenance work, and by-law changes.
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The owners corporation is responsible for making decisions about the upkeep, finances, by-laws, and overall management of the common property. They holds meetings at least once a year where owners can vote on important matters like setting the annual budget, approving major repairs, or changing by-laws.
To assist them in managing their building, many owners corporations opt to engage a licensed strata manager. The strata manager acts on behalf of the owners corporation and handles things like arranging repairs, sending out levy notices, managing records, and organising meetings. However, the manager must follow the instructions of the owners and cannot make major decisions without approval. The final say always rests with the owners corporation.
Keeping a Pet
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In most cases, yes. Recent changes to NSW strata laws make it easier for owners to keep pets in strata buildings. While you may need to notify the owners corporation or seek approval, strata schemes are no longer allowed to have blanket bans on pets. This means they can’t automatically say “no” to pets without a valid reason.
However, your building might have by-laws that include conditions for pet ownership, such as keeping your pet under control, not allowing damage to common property, or managing noise. These rules are designed to support harmony in shared living and must be followed by all owners with pets.
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In most cases, the owners corporation can't say no to a pet without a valid reason. NSW strata laws prevent strata schemes from having blanket pet bans. However, they can refuse approval if there are reasonable grounds—such as the pet being a restricted breed, posing a safety risk, or having a history of aggressive behaviour.
They may also reject a request if the pet is likely to cause a persistent nuisance or damage to common property. Even so, each case must be considered fairly. If you’re denied approval and believe the reason is unfair, you can challenge the decision through the NSW Civil and Administrative Tribunal (NCAT).
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If a neighbour’s pet is making excessive noise—like constant barking—you can raise the issue with them directly, if you feel comfortable doing so. Often, pet owners aren’t aware there’s a problem until someone brings it up. A friendly chat may resolve things quickly.
If the issue continues, you can lodge a written complaint with the owners corporation or strata manager. They may investigate and ask the owner to take action. If the noise amounts to a breach of by-laws, the owners corporation can issue a notice or seek further resolution through mediation or NCAT if needed.
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A building can only ask you to remove your pet if it has caused a serious breach of the by-laws or poses an ongoing nuisance. The owners corporation must follow a fair process, giving you a chance to respond to complaints or concerns. They can’t simply ask you to remove a pet without a valid reason.
If there’s a dispute, it may be resolved through negotiation, mediation, or a formal hearing at NCAT. Keep in mind that your rights as an owner are protected under NSW strata law, and unreasonable pet bans or removals are not allowed.
Repairs & Maintenance
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Generally, the owners corporation is responsible for repairs to common property—such as roofs, external walls, stairwells, and shared plumbing. Individual owners are responsible for maintaining everything within their lot, like carpets, internal walls, and personal fixtures.
To know who’s responsible, it helps to check whether the item in question is inside your lot or part of the common property. Your strata plan can clarify the boundaries, or you can ask your strata manager for guidance.
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Common property usually includes shared areas like foyers, lifts, gardens, external walls, and structural parts of the building. Anything beyond your lot’s internal boundaries is likely common property, even things like shared pipes or wiring inside your walls.
Inside your unit, you typically own the space from the paint inward. This includes floor coverings, internal walls, and fixtures like kitchen cabinets or lights—these are your responsibility to maintain.
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If it’s a problem in a shared area or related to common property—like a leaking roof, broken stair light, or faulty shared plumbing—you should report it to the strata manager or owners corporation as soon as possible.
If the issue is within your unit, such as a broken tap or cracked tile, it’s up to you to arrange repairs. In either case, quick reporting helps avoid bigger problems and keeps the building in good condition.
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Leaks can be tricky because they often involve both private and common property. If the leak comes from the roof, external walls, or shared pipes, the owners corporation is likely responsible for the repair.
However, if the source is inside your unit—like a leaking dishwasher or internal pipe—you’ll probably need to fix it yourself. You can ask the strata manager to help identify the cause if it’s unclear.
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If you’ve paid to repair something that turns out to be common property, you can ask the owners corporation to reimburse you. You’ll usually need to provide evidence, like photos and receipts, and explain why urgent action was needed.
It’s best to get written approval before doing any work on common property. Without that, reimbursement might not be guaranteed, even if the repair was necessary.
Levies & Contributions
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Strata levies are regular payments that all lot owners must make to help fund the ongoing running and maintenance of the strata building. These levies cover a wide range of expenses such as cleaning, gardening, insurance, minor repairs, utilities for common areas, and professional services like strata management. They’re essential for keeping the shared property safe, functional, and in good condition.
Because the building and land are jointly owned, every owner contributes to these costs based on their unit entitlement, which reflects the size or value of their lot. The owners corporation sets the levy amounts during meetings, and all owners are legally required to pay them. Failing to do so can lead to extra charges and even legal recovery action.
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Levy amounts are decided through a budgeting process at the Annual General Meeting (AGM). The strata committee, often with the help of a strata manager, prepares a budget that forecasts how much money is needed for the coming year to cover regular and long-term expenses. This includes contributions to both the administrative fund (for day-to-day costs) and the capital works fund (for future repairs and major upgrades).
Once the budget is presented, owners have a chance to review and vote on it. The total cost is then divided among all owners based on their unit entitlements. This process ensures that levies are planned fairly and reflect the real financial needs of the building.
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Unit entitlements (UE) are numbers assigned to each lot in a strata scheme that reflect the value or size of the unit in relation to the others. They are set when the strata plan is registered and can vary depending on factors like floor area, position in the building, or views. For example, a large penthouse might have more unit entitlements than a small ground-floor apartment.
These numbers are important because they determine how much each owner contributes to shared costs like strata levies and special levies. They also affect your voting power at meetings and your share in the common property. You can find the unit entitlement for your lot by looking at the registered strata plan or asking your strata manager.
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If you don’t pay your strata levies by the due date, interest may be added to the outstanding amount. The owners corporation has the right to take formal steps to recover unpaid levies, which may include sending debt notices, engaging a debt collector, or starting legal action. These extra costs can add up quickly.
Not paying levies can also impact your rights as an owner. For example, if you are unfinancial (meaning you owe money), you may not be allowed to vote at meetings or be elected to the strata committee. It’s best to speak to the strata manager or owners corporation early if you’re having trouble keeping up with payments. They may be able to work with you to create a reasonable repayment plan.
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Levies can increase for a few reasons. The cost of maintaining and running a strata building often rises over time due to inflation, higher service charges, or new regulatory requirements. As buildings age, they may also need more frequent repairs or upgrades, which adds to overall expenses. If your building has been underfunded in the past, the owners corporation may need to raise levies to catch up and cover essential works.
Each year, the owners corporation reviews the budget at the Annual General Meeting (AGM) and can vote to increase levies based on expected costs. While an increase might be frustrating, it’s usually aimed at keeping the building safe, well-maintained, and financially stable. In the long run, consistent and adequate funding helps protect the value of your property and avoids unexpected special levies.
Renovating Your Unit
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Yes, you can renovate your unit, but the type of approval you need depends on the kind of work you're planning to do. Minor cosmetic work—like painting walls, changing blinds, or laying carpet—usually doesn’t need approval from the owners corporation. These changes stay within your lot and don’t affect common property.
However, anything that touches common property—like replacing tiles, modifying plumbing, or knocking down internal walls—typically requires approval. In some cases, you may need a special resolution at a meeting, meaning at least 75% of votes must be in favour. It’s important to check your building’s by-laws and talk to your strata manager before starting any renovations.
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Not all renovations require approval. Cosmetic work—such as painting internal walls, replacing carpets, or installing blinds—can usually be done without seeking permission. These changes are considered low-impact and don’t affect the building’s structure or common property.
However, it’s important to check your strata scheme’s by-laws, as some may have specific rules about what qualifies as cosmetic work. If you’re unsure, consult your strata manager or committee before starting any work to avoid potential issues.
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Renovations are generally classified into three categories: cosmetic, minor, and major. While cosmetic work typically doesn’t need approval, minor renovations—like installing a new kitchen, replacing flooring, or adding recessed lighting—do require permission from the owners corporation or strata committee. These changes may impact common property or other units, so approval ensures they’re carried out appropriately.
Major renovations involve significant structural changes, such as removing internal walls, altering plumbing or electrical systems, or modifying external appearances. These require a special resolution passed by at least 75% of the owners corporation. Always submit detailed plans and obtain the necessary approvals before commencing major work to ensure compliance with strata laws.
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If your renovation causes damage to common property—like water leaks affecting other units or shared areas—you may be held responsible for the repairs. The owners corporation can require you to fix the damage or reimburse the costs incurred in restoring the affected areas.
To prevent such issues, ensure that any renovation work is carried out by licensed professionals and complies with relevant building standards. Additionally, consider informing your strata committee about your renovation plans and verifying that appropriate insurances are in place to cover potential damages.
Making Decisions
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Decisions in a strata scheme are made by the owners corporation, which includes all lot owners. For everyday matters, the strata committee—elected by the owners—can make decisions on behalf of the group. Larger or more complex issues usually require a vote at a general meeting.
Every owner has a say, and your voting power is based on your unit entitlements. You can also raise issues or make motions to be discussed at upcoming meetings.
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The strata committee can make day-to-day decisions such as approving minor maintenance, hiring contractors, or responding to resident complaints. They’re like the executive team that keeps things running between meetings of all owners.
However, they can’t make major decisions like changing by-laws, approving large spending, or starting legal proceedings without the owners corporation voting on it first.
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The owners corporation makes key decisions that affect the whole strata scheme. These include setting the annual budget, approving levies, electing the strata committee, making or changing by-laws, and deciding on major repairs or upgrades to the building.
These decisions are usually made at general meetings—either the Annual General Meeting (AGM) or an Extraordinary General Meeting (EGM). Depending on the type of decision, different voting thresholds may apply. For example, some motions need a simple majority, while others require a special resolution with at least 75% of votes in favour.
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Every owner gets at least one vote, and your voting power is tied to your unit entitlements. For example, if you own a larger unit, your vote may carry more weight in financial decisions.
You can vote in person, by proxy, or even electronically, depending on the rules of your scheme. Make sure your levies are paid up—otherwise, your voting rights might be suspended.
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Yes, if you believe a decision was unfair or improper, you can raise your concerns at a meeting or put your objection in writing to the committee. If the issue isn’t resolved, you may take the matter to mediation or apply to the NSW Civil and Administrative Tribunal (NCAT) for a formal review.
There are time limits and processes to follow, so it’s best to act quickly and seek advice if you think a decision needs to be challenged.