Question 1

How Strata Works in NSW

Accepted Answer

Strata buildings are managed by the Owners Corporation — every lot owner collectively, usually acting through an elected Strata Committee. The Owners Corporation is responsible for maintaining common property, managing the scheme's finances, holding the required insurances and complying with the Strata Schemes Management Act 2015. Reforms taking effect on 1 April 2026 strengthen obligations around repairs and long-term maintenance planning.

Question 2

Who Is Responsible for What — Owners Corporation vs Lot Owners

Accepted Answer

The Owners Corporation maintains common property — the building structure, roof, foundations, external walls, common pipes, balcony slabs, waterproofing, lobbies, lifts, stairwells, driveways and gardens. Individual lot owners look after their interiors — floor finishes, internal walls, fixtures, fittings and anything they have installed themselves. The exact boundary depends on your registered strata plan, and grey areas such as original windows, balcony tiling and waterproofing are a common source of disputes. Clear maintenance planning and an up-to-date asset register help resolve these before they escalate.

Question 3

The Strata Hub & Annual Reporting

Accepted Answer

All NSW strata schemes — including two-lot duplexes — must report annually to the NSW Strata Hub within three months of their Annual General Meeting. Reports cover contact details, insurance and key building information, and late or missed reporting attracts penalties. Keeping accurate, current records is a hallmark of good building management.

Question 4

Levies, the Capital Works Fund & Budgeting

Accepted Answer

Buildings are funded through quarterly levies, split between the administrative fund (day-to-day running costs) and the capital works fund (major repairs and replacements such as roofs, lifts, painting and waterproofing). Sound capital works planning — guided by a maintenance strategy and accurate asset records — is what prevents nasty surprises in the form of special levies.

Question 5

Fire Safety & the Annual Fire Safety Statement (AFSS)

Accepted Answer

Most strata buildings must have their essential fire safety measures inspected each year by an accredited practitioner, who issues an Annual Fire Safety Statement (AFSS) that is lodged with the local council and Fire and Rescue NSW. The current fire safety schedule and statement must be displayed prominently in the building. Missing or late statements are one of the most common compliance failures in self-managed buildings.

Question 6

Building Defects & the Strata Building Bond

Accepted Answer

For newer Class 2 apartment buildings, the Strata Building Bond and Inspections Scheme requires developers to lodge a bond that funds defect rectification through independent inspections. Older buildings deal with defects — concrete spalling, waterproofing failure, render cracking and balcony issues — through remedial projects. Careful scope definition and contractor accountability protect the Owners Corporation throughout.

Question 7

Work Health & Safety on Common Property

Accepted Answer

Under NSW work health and safety law, an Owners Corporation is a person conducting a business or undertaking (PCBU) and has legal duties to keep common property safe for residents, visitors and contractors. In practice that means verifying contractor licences and insurances and obtaining Safe Work Method Statements (SWMS) before any work begins on site.

Question 8

By-Laws & Resolving Disputes

Accepted Answer

By-laws govern day-to-day life in the scheme — covering pets, parking, renovations and noise — and must be registered to be enforceable. Where disputes can't be resolved internally, they go to mediation through NSW Fair Trading before any application to the NSW Civil and Administrative Tribunal (NCAT).

Question 9

Building Manager vs Strata Manager — What's the Difference?

Accepted Answer

Well-run buildings usually have both. A strata manager (licensed in NSW) handles administration and governance — issuing levies, arranging insurance, organising meetings, keeping records and ensuring compliance — typically from an office while managing multiple schemes. A building manager (caretaker / facilities manager) looks after the physical building — an on-site presence coordinating contractors, monitoring common areas, organising maintenance and dealing with residents. In short, the strata manager handles the paperwork and finances; the building manager looks after the infrastructure and the people.

Strata Knowledge Hub

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