Frequent Q&A- Professionals Strata Team Website
1. Understanding Strata Management
A strata manager is appointed by the Owners Corporation to handle the day-to-day management of the building. This includes organising meetings, maintaining financial records, arranging repairs and maintenance, ensuring compliance with legislation, and providing professional guidance to help the Owners Corporation meet its obligations under the Strata Schemes Management Act 2015 (NSW).
The strata committee is elected by owners at the Annual General Meeting (AGM). It represents the Owners Corporation and makes decisions on its behalf between meetings. Committee members are volunteers who work closely with the strata manager to manage the scheme efficiently.
The Owners Corporation includes all lot owners collectively and makes decisions at general meetings. The strata committee is a smaller group elected to carry out the Owners Corporation's decisions and manage routine matters.
2. Meetings and Decisions
At an Annual General Meeting (AGM), owners review the financial statements, elect the committee, set budgets and levies, and make key decisions about the management of the building. An Extraordinary General Meeting (EGM) may be held at any time during the year to decide on urgent or special matters.
Decisions are made through voting at meetings. Depending on the type of decision, an ordinary, special, or unanimous resolution may be required under NSW strata legislation.
3. Levies and Finances
Strata levies are contributions paid by owners to cover the costs of managing and maintaining the building.
- Administrative Fund - for day-to-day expenses like cleaning, gardening, and insurance.
- Capital Works Fund - for long-term or major replacement or improvement.
- Special Levies - raised when extra funds are needed for specific projects such as major remedial works.
Each lot has a set of "unit entitlements" determined in the registered strata plan. Levies are calculated based on these entitlements
4. Maintenance Responsibilities
In general:
- The Owners Corporation is responsible for common property (e.g., common walls, roofs, windows, lifts, pool, and other shared services).
- The lot owner is responsible for the inside of their lot (e.g., paint, carpets, internal fixtures). Some responsibilities can vary depending on by-laws or registered strata plan; your strata manager can clarify what applies to your scheme.
Report issues in writing to your strata manager as soon as possible. For building defects, your strata manager can coordinate inspections, engage engineers or contractors, and guide the Owners Corporation through the appropriate rectification or claim process.
5. By-Laws and Living in Strata
By-laws are the rules that govern how owners and residents use and enjoy the property. They cover matters such as noise, pets, parking, renovations, and the use of common property.
Most renovations require approval from the Owners Corporation, particularly if they affect common property (e.g., waterproofing, tiles, windows). Different levels of work (cosmetic, minor, major) require different approval processes; your strata manager can advise what applies to your project.
If a by-law is breached, the Owners Corporation (through the strata committee and/or strata manager) may issue a formal notice or warning. Continued breaches can be escalated to NCAT for enforcement.