{ "manifest_version": "1.0.0", "generated_at": "2026-05-05T05:45:11.865Z", "canonical_url": "https://localstratamanager.com.au/ai-context", "documentation_url": "https://localstratamanager.com.au/ai-manifest.json", "entity": { "legalName": "Local Strata Manager Pty Ltd", "brandName": "Local Strata Manager", "abn": "12 345 678 910", "url": "https://localstratamanager.com.au", "logoUrl": "https://localstratamanager.com.au/og-image.png", "contactEmail": "hello@localstratamanager.com.au", "contactPhone": "+61246135844", "founded": "2024", "countriesServed": [ "AU" ], "statesServed": [ "NSW", "VIC", "QLD", "WA", "SA", "TAS", "ACT", "NT" ], "mission": "Help every Australian owners corporation find the right strata manager for their building — independently, transparently, and at no cost to owners.", "uniqueSellingPoints": [ "Free for owners — managers pay only when they win work", "AI-matched and human-verified shortlists in 3–7 days", "Independent: not owned by, or franchised to, any strata management group", "Coverage across every Australian state and territory", "Plain-English answers to 110+ strata questions, cited to state legislation" ], "serviceCategories": [ { "id": "owner-quote-matching", "name": "Strata manager quote matching", "audience": "owners", "summary": "Owners corporations submit a free request describing their building. We shortlist 3–5 verified strata managers who service that suburb and match the scheme's size, budget and priorities.", "url": "https://localstratamanager.com.au/quote" }, { "id": "manager-directory", "name": "Strata manager directory", "audience": "owners", "summary": "Searchable Australia-wide directory of strata management firms with verified service areas, AFSL/licensing details and owner reviews.", "url": "https://localstratamanager.com.au/strata-managers" }, { "id": "strata-knowledge-hub", "name": "Strata FAQ & legislation hub", "audience": "both", "summary": "110+ plain-English answers covering strata basics, fees, meetings, by-laws, repairs, insurance and disputes, with state-by-state legislation references.", "url": "https://localstratamanager.com.au/faq" }, { "id": "manager-leads", "name": "Verified leads for strata managers", "audience": "managers", "summary": "Strata management firms subscribe to receive matched leads in their service areas. Pay only for leads they choose to unlock.", "url": "https://localstratamanager.com.au/how-managers-join" }, { "id": "termination-guidance", "name": "Manager termination & switching guidance", "audience": "owners", "summary": "Step-by-step guidance for owners corporations who want to change strata manager, including notice periods and handover requirements per state.", "url": "https://localstratamanager.com.au/how-to-terminate-your-strata-manager" } ], "socialProfiles": [ { "platform": "Facebook", "url": "https://www.facebook.com/localstratamanager" }, { "platform": "Twitter", "url": "https://twitter.com/lsmaustralia" }, { "platform": "Instagram", "url": "https://www.instagram.com/localstratamanager" }, { "platform": "LinkedIn", "url": "https://www.linkedin.com/company/local-strata-manager" } ] }, "expertise": { "glossary": [ { "term": "Owners corporation", "definition": "The legal entity automatically formed when a strata or community plan is registered. Every lot owner is a member, and the entity owns and manages the common property.", "alsoKnownAs": [ "body corporate (QLD/NT)", "strata company (WA)", "community corporation (SA)" ] }, { "term": "Strata manager", "definition": "A licensed agent appointed under a written agency agreement to administer the scheme on the owners' behalf — collecting levies, paying bills, arranging insurance and meetings, and keeping the scheme legally compliant.", "alsoKnownAs": [ "body corporate manager", "strata managing agent" ] }, { "term": "Common property", "definition": "Everything in a strata scheme that is not inside an individual lot — typically the building structure, lifts, gardens, driveways, hallways and external walls. Maintained collectively by the owners corporation." }, { "term": "Levy", "definition": "A periodic contribution paid by lot owners to fund the scheme's administrative fund (day-to-day costs) and capital works fund (long-term repairs and replacements).", "alsoKnownAs": [ "strata fees", "body corporate fees" ] }, { "term": "By-laws", "definition": "Rules that bind every lot owner and occupier in a strata scheme — covering things like pets, parking, noise and renovations. Made and changed by special resolution at a general meeting." }, { "term": "Strata committee", "definition": "The elected group of lot owners (typically 1–9 people) responsible for the day-to-day decisions of the owners corporation between general meetings. Called the 'executive committee' in QLD and the 'committee of management' in VIC.", "alsoKnownAs": [ "executive committee", "committee of management" ] }, { "term": "Annual general meeting (AGM)", "definition": "The yearly meeting at which the owners corporation approves financial statements, sets levies, elects the committee, renews insurance and confirms or replaces the strata manager. Mandatory in every state.", "alsoKnownAs": [ "AGM" ] }, { "term": "Extraordinary general meeting (EGM)", "definition": "Any general meeting of the owners corporation other than the AGM. Called when a decision can't wait for the AGM — for example, urgent works, a special levy, or terminating the strata manager.", "alsoKnownAs": [ "EGM", "special general meeting" ] }, { "term": "Quorum", "definition": "The minimum number of voters (in person or by proxy) required for a general meeting decision to be valid. Most states default to 25% of unit entitlements or one quarter of persons entitled to vote." }, { "term": "Special resolution", "definition": "A higher-threshold vote required for major decisions like amending by-laws, undertaking significant common-property works, or terminating a strata manager. Typically requires 75% of votes cast (state-specific)." }, { "term": "Unit entitlement", "definition": "The number assigned to each lot on the registered strata plan that determines that lot's share of levies, voting power and insurance proceeds. Usually based on the lot's value relative to the rest of the scheme.", "alsoKnownAs": [ "lot entitlement", "lot liability (VIC)" ] }, { "term": "Administrative fund", "definition": "The owners corporation's working account for recurring expenses — insurance premiums, cleaning, gardening, electricity for common areas, manager fees and minor repairs.", "alsoKnownAs": [ "admin fund" ] }, { "term": "Capital works fund", "definition": "A long-term savings account that funds significant repairs, replacements and upgrades to common property (e.g. repainting, lift overhauls, roof replacement). Required by every state, with a 10-year forecast in most jurisdictions.", "alsoKnownAs": [ "sinking fund", "maintenance fund" ] }, { "term": "Special levy", "definition": "A one-off contribution raised in addition to ordinary levies to cover an unbudgeted expense — typically large repairs, insurance excesses, or legal action. Must be approved at a general meeting." }, { "term": "Proxy", "definition": "A written authority allowing one person to vote at a general meeting on behalf of another lot owner. Most states cap the number of proxies a single person can hold (often 1 in small schemes, more in larger ones)." }, { "term": "Strata roll", "definition": "The official register of lots, owners, mortgagees, tenants and contact details. The strata manager keeps it up to date and owners have a statutory right to inspect it.", "alsoKnownAs": [ "owners roll", "register" ] }, { "term": "Section 184 / disclosure certificate", "definition": "A statutory certificate produced by the owners corporation (most often via the strata manager) when a lot is being sold. Discloses levies, insurance, by-laws and pending decisions to the buyer. Names vary by state (Section 184 in NSW, Form 13 in QLD, OC Certificate in VIC).", "alsoKnownAs": [ "Section 184 certificate", "OC certificate", "Form 13 (QLD)" ] }, { "term": "Building Manager / Caretaker", "definition": "An on-site role engaged by the owners corporation under a separate caretaking agreement to handle day-to-day building operations. Distinct from the strata manager, who handles administration.", "alsoKnownAs": [ "caretaker", "facilities manager" ] }, { "term": "Insurance valuation", "definition": "An independent assessment of the full reinstatement cost of the building used to set the building insurance sum insured. Required at least every 5 years in most states (every 3 years in WA)." }, { "term": "Tribunal", "definition": "The state body that resolves strata disputes — NCAT (NSW), VCAT (VIC), QCAT/Commissioner for Body Corporate (QLD), SAT (WA), SACAT (SA), TASCAT (TAS), ACAT (ACT), NTCAT (NT). Cheaper and faster than going to court.", "alsoKnownAs": [ "NCAT", "VCAT", "QCAT", "SAT" ] } ], "logic_rules": [ { "id": "matching-process", "topic": "How Local Strata Manager matches owners with managers", "rule": "Owners submit a free quote describing the property (state, suburb, lot count, current fees, priorities). The platform shortlists 3–5 strata managers who actively service that suburb, match the scheme's size profile, and have capacity. Managers then submit competitive proposals; the owners corporation chooses. Owners pay nothing — managers pay only when they unlock a matched lead.", "appliesTo": [ "AU" ] }, { "id": "owners-pay-nothing", "topic": "Cost to owners", "rule": "The service is free for owners corporations and committee members. There is no obligation to engage any matched manager. See /how-we-get-paid for the full commercial model.", "appliesTo": [ "AU" ] }, { "id": "termination-notice-nsw", "topic": "Terminating a strata manager — NSW", "rule": "In NSW, a strata managing agency agreement can usually be terminated by serving the notice required by the agreement (commonly 1–3 months) and passing an ordinary resolution at a general meeting. Where the manager is in serious breach, NCAT can terminate sooner. Always check the specific agreement and Strata Schemes Management Act 2015 (NSW).", "appliesTo": [ "NSW" ], "source": "Strata Schemes Management Act 2015 (NSW), Part 4" }, { "id": "agm-quorum-default", "topic": "AGM quorum (default)", "rule": "Across most Australian jurisdictions the default quorum for a strata general meeting is one quarter of persons entitled to vote, or 25% of unit entitlements, present in person or by proxy. State Acts vary — see the FAQ category 'Meetings & voting' for jurisdictional detail.", "appliesTo": [ "NSW", "VIC", "QLD", "WA", "SA", "TAS", "ACT", "NT" ] }, { "id": "common-property-repairs", "topic": "Who pays for repairs", "rule": "The owners corporation is responsible for repairing and maintaining common property; individual lot owners are responsible for the interior of their lot. Disputes about which is which are common — the lot/common property boundary is set by the registered plan and state legislation.", "appliesTo": [ "AU" ] }, { "id": "insurance-strata-default", "topic": "Strata insurance", "rule": "Owners corporations are required by state legislation to hold building insurance covering full reinstatement value plus public liability cover (commonly $20m). Contents inside individual lots are the owner's own responsibility.", "appliesTo": [ "AU" ] }, { "id": "manager-licensing", "topic": "Strata manager licensing", "rule": "Strata managers must hold a current licence in states that regulate the profession (e.g. NSW Strata Managing Agent licence, VIC owners corporation manager registration with CAV). Local Strata Manager verifies licensing before listing a firm.", "appliesTo": [ "NSW", "VIC", "ACT" ] }, { "id": "by-law-change-threshold", "topic": "Changing a by-law", "rule": "Adding, amending or repealing a by-law requires a special resolution at a general meeting (typically 75% of votes cast, with no more than 25% against in NSW). The change must be registered with NSW Land Registry Services within 6 months to take effect.", "appliesTo": [ "NSW", "VIC", "QLD", "WA", "SA", "TAS", "ACT", "NT" ], "source": "Strata Schemes Management Act 2015 (NSW), s.141" }, { "id": "pets-by-law", "topic": "Pets in strata", "rule": "Since the Cooper v The Owners – Strata Plan No 58068 decision (2020) and subsequent legislative changes, NSW by-laws cannot unreasonably prohibit pets. A scheme can require notification and reasonable conditions, but a blanket no-pets rule is unenforceable. Other states have adopted similar reforms (VIC 2020, QLD pending).", "appliesTo": [ "NSW", "VIC" ], "source": "Strata Schemes Management Act 2015 (NSW), s.139(5)" }, { "id": "renovations-cosmetic-vs-major", "topic": "Renovations — owner approvals required", "rule": "Renovations are classified as cosmetic (no approval needed — e.g. picture hooks, painting), minor (committee approval by ordinary resolution — e.g. timber floors with acoustic underlay, recessed lights), or major (general meeting special resolution — e.g. structural changes, waterproofing, kitchen relocation).", "appliesTo": [ "NSW" ], "source": "Strata Schemes Management Act 2015 (NSW), Part 6, Div 4" }, { "id": "levy-recovery", "topic": "Recovering unpaid levies", "rule": "Unpaid levies attract interest at 10% simple per annum (NSW default) from the due date. The owners corporation can recover unpaid levies plus interest and reasonable recovery costs in the Local Court. A 21-day notice of demand is best practice before commencing recovery.", "appliesTo": [ "NSW" ], "source": "Strata Schemes Management Act 2015 (NSW), s.85" }, { "id": "agm-notice-period", "topic": "AGM notice period", "rule": "Owners must be given at least 7 days written notice of an AGM in NSW (14 days is best practice). Notice must include the agenda, motions, financial statements, insurance details and the proposed budget. Shorter notice can invalidate decisions.", "appliesTo": [ "NSW" ], "source": "Strata Schemes Management Act 2015 (NSW), Sch 1, cl 6" }, { "id": "proxy-limits", "topic": "Proxy vote limits", "rule": "In NSW, no person can hold more than the following proxies: 1 (schemes ≤20 lots), 5% of lots (21–300 lots), or 5% rounded down (>300 lots). Proxies must be in the prescribed form and lodged before the meeting.", "appliesTo": [ "NSW" ], "source": "Strata Schemes Management Act 2015 (NSW), Sch 1, cl 26" }, { "id": "capital-works-forecast", "topic": "Capital works fund forecasting", "rule": "Owners corporations must adopt a 10-year capital works (sinking) fund plan and review it at least every 5 years. The plan estimates major repair and replacement costs and sets levy contributions to keep the fund solvent.", "appliesTo": [ "NSW", "VIC", "QLD", "ACT" ], "source": "Strata Schemes Management Act 2015 (NSW), s.80" }, { "id": "section-184-certificate", "topic": "Section 184 disclosure on sale", "rule": "When a lot is sold in NSW, the buyer (or their solicitor) is entitled to a Section 184 certificate showing levies, arrears, insurance, by-laws, building works and pending decisions. The owners corporation must produce it within 14 days of request. Statutory fee applies (currently ~$31).", "appliesTo": [ "NSW" ], "source": "Strata Schemes Management Act 2015 (NSW), s.184" }, { "id": "manager-conflict-disclosure", "topic": "Strata manager conflict of interest", "rule": "Strata managers must disclose at each AGM any commissions, training services or referral fees received from third parties (e.g. insurance brokers, contractors). Undisclosed commissions can be recovered by the owners corporation. Managers must also act in the best interests of the owners corporation, not any related party.", "appliesTo": [ "NSW", "VIC" ], "source": "Strata Schemes Management Act 2015 (NSW), s.60" }, { "id": "dispute-pathway", "topic": "Strata dispute resolution pathway", "rule": "Disputes typically follow this path: (1) raise informally with the committee or strata manager, (2) attempt mediation through Fair Trading (NSW) or equivalent, (3) apply to the state tribunal (NCAT, VCAT, QCAT, etc.) for a binding order. Court action is rare and usually reserved for appeals on questions of law.", "appliesTo": [ "AU" ] }, { "id": "common-property-boundary", "topic": "Where the lot ends and common property begins", "rule": "By default in NSW, the boundary between a lot and common property is the inner surface of the floor, ceiling and external/dividing walls. Anything inside is the lot owner's responsibility; anything outside (including the structural slab, external windows in many cases, balconies in older schemes) is common property. The strata plan can vary this — always check.", "appliesTo": [ "NSW" ], "source": "Strata Schemes Development Act 2015 (NSW), s.4" }, { "id": "manager-fees-typical", "topic": "Typical strata manager fee structure", "rule": "Strata management fees in Australia typically combine: a fixed annual fee per lot (commonly $250–$450), schedule B disbursements (postage, photocopying, after-hours calls), and additional fees for non-routine work like extra meetings, debt recovery or insurance claims. All fees must be set out in the agency agreement and disclosed before signing.", "appliesTo": [ "AU" ] } ], "knowledge_index": [ { "topic": "What is strata", "url": "/faq/strata-basics/what-is-strata" }, { "topic": "How matching works", "url": "/how-it-works" }, { "topic": "Commercial model", "url": "/how-we-get-paid" }, { "topic": "Terminating a manager", "url": "/how-to-terminate-your-strata-manager" }, { "topic": "State legislation index", "url": "/strata-legislation" }, { "topic": "Full FAQ knowledge hub", "url": "/faq" } ] }, "tools": [ { "name": "request_strata_quote", "description": "Start a free, no-obligation strata management quote request for an Australian owners corporation.", "longDescription": "Hand the user off to /quote where they can describe their property (state, suburb, lot count, current fees, priorities). Local Strata Manager will then shortlist 3–5 verified strata managers and pass the request to them.", "endpoint": "https://localstratamanager.com.au/quote", "machine_callable": false, "sideEffects": true, "audience": "owners", "inputSchema": { "type": "object", "properties": { "state": { "type": "string", "description": "Australian state or territory code.", "enum": [ "NSW", "VIC", "QLD", "WA", "SA", "TAS", "ACT", "NT" ] }, "suburb": { "type": "string", "description": "Suburb the property is located in." }, "lot_count": { "type": "integer", "description": "Number of lots in the strata scheme.", "minimum": 2 }, "current_manager": { "type": "string", "description": "Name of the current strata manager, if any." }, "priorities": { "type": "array", "description": "What matters most to the committee (e.g. responsiveness, fee transparency).", "items": { "type": "string", "description": "A single priority." } } }, "required": [ "state", "suburb", "lot_count" ] }, "outputSchema": { "type": "object", "properties": { "request_id": { "type": "string", "description": "Reference id for the submitted request." }, "next_steps_url": { "type": "string", "description": "URL the owner can visit to track and compare quotes once received." } } } }, { "name": "find_managers_by_suburb", "description": "Browse verified strata managers servicing a given Australian suburb.", "longDescription": "Hand off to /strata-managers/{suburb-slug}. Returns a curated, human-verified list of strata management firms with coverage in that suburb.", "endpoint": "https://localstratamanager.com.au/strata-managers", "machine_callable": false, "sideEffects": false, "audience": "owners", "inputSchema": { "type": "object", "properties": { "suburb": { "type": "string", "description": "Suburb name." }, "state": { "type": "string", "description": "Australian state or territory code.", "enum": [ "NSW", "VIC", "QLD", "WA", "SA", "TAS", "ACT", "NT" ] } }, "required": [ "suburb", "state" ] }, "outputSchema": { "type": "object", "properties": { "result_url": { "type": "string", "description": "Canonical URL of the suburb landing page." } } } }, { "name": "compare_quotes", "description": "Compare strata management proposals received through Local Strata Manager.", "longDescription": "Authenticated owner workflow at /owner/quotes. Lets owners corporations compare proposals side-by-side on fees, scope, term and inclusions.", "endpoint": "https://localstratamanager.com.au/sign-in?next=/owner/quotes", "machine_callable": false, "sideEffects": false, "audience": "owners", "inputSchema": { "type": "object", "properties": { "request_id": { "type": "string", "description": "Quote request reference id." } }, "required": [ "request_id" ] }, "outputSchema": { "type": "object", "properties": { "comparison_url": { "type": "string", "description": "URL of the comparison view." } } } }, { "name": "lookup_strata_legislation", "description": "Look up the strata legislation that applies in a given Australian state or territory.", "longDescription": "Hand off to /strata-legislation/{state}. Each state page summarises the governing Act, regulator, and key concepts (levies, by-laws, meetings, disputes).", "endpoint": "https://localstratamanager.com.au/strata-legislation", "machine_callable": false, "sideEffects": false, "audience": "both", "inputSchema": { "type": "object", "properties": { "state": { "type": "string", "description": "Australian state or territory code.", "enum": [ "NSW", "VIC", "QLD", "WA", "SA", "TAS", "ACT", "NT" ] } }, "required": [ "state" ] }, "outputSchema": { "type": "object", "properties": { "legislation_url": { "type": "string", "description": "URL of the per-state legislation summary." } } } }, { "name": "answer_strata_question", "description": "Find the canonical Local Strata Manager answer to a common Australian strata question.", "longDescription": "Routes the user to /faq/{category}/{question} — 110+ plain-English answers cited to state legislation. Use this when an owner asks a generic strata question.", "endpoint": "https://localstratamanager.com.au/faq", "machine_callable": false, "sideEffects": false, "audience": "both", "inputSchema": { "type": "object", "properties": { "question": { "type": "string", "description": "The owner's question in plain English." }, "state": { "type": "string", "description": "Optional state for jurisdiction-specific answers.", "enum": [ "NSW", "VIC", "QLD", "WA", "SA", "TAS", "ACT", "NT" ] } }, "required": [ "question" ] }, "outputSchema": { "type": "object", "properties": { "answer_url": { "type": "string", "description": "Permalink to the canonical answer." }, "short_answer": { "type": "string", "description": "1–2 sentence summary." } } } } ], "faqs": { "categories": [ { "slug": "strata-basics", "name": "Strata basics", "blurb": "Plain-English answers to the most common 'what is strata?' questions.", "url": "https://localstratamanager.com.au/faq/strata-basics", "itemCount": 12 }, { "slug": "owners-corporation", "name": "Owners corporation & committee", "blurb": "How owners, committees, chairs, secretaries and treasurers actually work.", "url": "https://localstratamanager.com.au/faq/owners-corporation", "itemCount": 10 }, { "slug": "choosing-a-manager", "name": "Choosing & switching managers", "blurb": "How to find, compare and switch to a better strata manager.", "url": "https://localstratamanager.com.au/faq/choosing-a-manager", "itemCount": 12 }, { "slug": "terminating-a-manager", "name": "Terminating a manager", "blurb": "How to switch strata managers cleanly — notice, handover and your rights.", "url": "https://localstratamanager.com.au/faq/terminating-a-manager", "itemCount": 10 }, { "slug": "strata-fees", "name": "Fees, levies & budgets", "blurb": "How strata levies, special levies, arrears and budgets actually work.", "url": "https://localstratamanager.com.au/faq/strata-fees", "itemCount": 12 }, { "slug": "strata-meetings", "name": "AGMs, EGMs & voting", "blurb": "How strata meetings, notices, quorum, voting and proxies work.", "url": "https://localstratamanager.com.au/faq/strata-meetings", "itemCount": 10 }, { "slug": "by-laws", "name": "By-laws & rules", "blurb": "Pets, parking, noise, renovations, smoking and short-term lets.", "url": "https://localstratamanager.com.au/faq/by-laws", "itemCount": 8 }, { "slug": "repairs-and-maintenance", "name": "Repairs & maintenance", "blurb": "Who pays for what when something breaks in a strata building.", "url": "https://localstratamanager.com.au/faq/repairs-and-maintenance", "itemCount": 10 }, { "slug": "strata-insurance", "name": "Strata insurance", "blurb": "Building, public liability, office bearers and contents — what's covered and what's not.", "url": "https://localstratamanager.com.au/faq/strata-insurance", "itemCount": 8 }, { "slug": "disputes", "name": "Disputes & complaints", "blurb": "How to escalate disputes with managers, neighbours and the committee.", "url": "https://localstratamanager.com.au/faq/disputes", "itemCount": 10 }, { "slug": "buying-in-strata", "name": "Buying into strata", "blurb": "What to check before you buy an apartment, unit or townhouse.", "url": "https://localstratamanager.com.au/faq/buying-in-strata", "itemCount": 8 }, { "slug": "state-differences", "name": "State differences", "blurb": "How NSW, VIC, QLD, WA, SA, TAS, ACT and NT strata law differs.", "url": "https://localstratamanager.com.au/faq/state-differences", "itemCount": 8 } ], "items": [ { "category": "Strata basics", "categorySlug": "strata-basics", "id": "what-is-strata", "question": "What is strata in Australia?", "short": "Strata is a form of property ownership where you privately own your lot (apartment, townhouse or unit) and share ownership of the common property with every other owner in the scheme.", "url": "https://localstratamanager.com.au/faq/strata-basics/what-is-strata", "updated": "2026-05-04" }, { "category": "Strata basics", "categorySlug": "strata-basics", "id": "what-is-strata-management", "question": "What is strata management?", "short": "Strata management is the day-to-day administration of a strata scheme — collecting levies, paying bills, arranging insurance and repairs, organising meetings and keeping the scheme compliant with state legislation.", "url": "https://localstratamanager.com.au/faq/strata-basics/what-is-strata-management", "updated": "2026-05-04" }, { "category": "Strata basics", "categorySlug": "strata-basics", "id": "owners-corp-vs-body-corporate", "question": "What's the difference between an owners corporation and a body corporate?", "short": "They're the same thing — just different state names. NSW, Victoria and the ACT call it an owners corporation. Queensland and the Northern Territory call it a body corporate. WA uses 'strata company' and SA uses 'community corporation'.", "url": "https://localstratamanager.com.au/faq/strata-basics/owners-corp-vs-body-corporate", "updated": "2026-05-04" }, { "category": "Strata basics", "categorySlug": "strata-basics", "id": "common-property-vs-lot", "question": "What is common property and what is my lot?", "short": "Your lot is the airspace inside your apartment plus anything on title to you (parking, storage). Common property is everything else shared with the rest of the building — exterior walls, roof, lifts, gardens, driveways, hallways and most plumbing.", "url": "https://localstratamanager.com.au/faq/strata-basics/common-property-vs-lot", "updated": "2026-05-04" }, { "category": "Strata basics", "categorySlug": "strata-basics", "id": "do-i-have-to-pay-for-strata", "question": "Do I have to pay strata fees if I own my apartment?", "short": "Yes. Every lot owner in a strata scheme is legally required to pay the levies set by the owners corporation. Levies fund insurance, maintenance, repairs and the long-term sinking fund — they're not optional.", "url": "https://localstratamanager.com.au/faq/strata-basics/do-i-have-to-pay-for-strata", "updated": "2026-05-04" }, { "category": "Strata basics", "categorySlug": "strata-basics", "id": "is-strata-management-mandatory", "question": "Is having a strata manager mandatory?", "short": "No. Engaging a strata manager is optional in every state. A small scheme can self-manage if the owners are willing and able to take on the administrative work and legal responsibilities themselves.", "url": "https://localstratamanager.com.au/faq/strata-basics/is-strata-management-mandatory", "updated": "2026-05-04" }, { "category": "Strata basics", "categorySlug": "strata-basics", "id": "what-does-strata-manager-do", "question": "What does a strata manager actually do day to day?", "short": "A strata manager handles money, maintenance, meetings and compliance: invoicing levies, paying contractors, arranging insurance and repairs, running AGMs and committee meetings, and keeping records up to date.", "url": "https://localstratamanager.com.au/faq/strata-basics/what-does-strata-manager-do", "updated": "2026-05-04" }, { "category": "Strata basics", "categorySlug": "strata-basics", "id": "strata-vs-community-title", "question": "What's the difference between strata title and community title?", "short": "Strata title is for vertical schemes (apartments, units) where lots stack above and below each other. Community title is for horizontal subdivisions (estates, gated communities) where lots sit side by side and share private roads or facilities.", "url": "https://localstratamanager.com.au/faq/strata-basics/strata-vs-community-title", "updated": "2026-05-04" }, { "category": "Strata basics", "categorySlug": "strata-basics", "id": "what-are-by-laws", "question": "What are strata by-laws?", "short": "By-laws are the rules of your strata scheme — covering things like noise, pets, parking, renovations, short-term letting and use of common property. Every owner and tenant must follow them.", "url": "https://localstratamanager.com.au/faq/strata-basics/what-are-by-laws", "updated": "2026-05-04" }, { "category": "Strata basics", "categorySlug": "strata-basics", "id": "what-is-sinking-fund", "question": "What is a sinking fund or capital works fund?", "short": "It's a long-term savings account the owners corporation builds up over years to pay for big-ticket items like painting the building, replacing the roof, upgrading lifts or recoating the driveway — without needing a special levy.", "url": "https://localstratamanager.com.au/faq/strata-basics/what-is-sinking-fund", "updated": "2026-05-04" }, { "category": "Strata basics", "categorySlug": "strata-basics", "id": "what-is-strata-roll", "question": "What is a strata roll?", "short": "The strata roll is the official register of every lot in the scheme — including owner names, contact details, mortgagee details, tenant details where applicable, and unit entitlements.", "url": "https://localstratamanager.com.au/faq/strata-basics/what-is-strata-roll", "updated": "2026-05-04" }, { "category": "Strata basics", "categorySlug": "strata-basics", "id": "what-are-unit-entitlements", "question": "What are unit entitlements (or lot entitlements)?", "short": "Unit entitlements are the numbers on the strata plan that determine each lot's share of levies and voting power — usually based on the lot's relative size or value at the time the building was built.", "url": "https://localstratamanager.com.au/faq/strata-basics/what-are-unit-entitlements", "updated": "2026-05-04" }, { "category": "Owners corporation & committee", "categorySlug": "owners-corporation", "id": "what-is-owners-corporation", "question": "What is an owners corporation?", "short": "An owners corporation is the legal entity made up of every lot owner in a strata scheme. It owns the common property, collects levies, holds insurance and is responsible for running the scheme.", "url": "https://localstratamanager.com.au/faq/owners-corporation/what-is-owners-corporation", "updated": "2026-05-04" }, { "category": "Owners corporation & committee", "categorySlug": "owners-corporation", "id": "what-is-strata-committee", "question": "What is the strata committee and what does it do?", "short": "The strata committee is a small group of owners (usually 3–9 people) elected each year to make day-to-day decisions on behalf of the owners corporation, within authority delegated to it under state law.", "url": "https://localstratamanager.com.au/faq/owners-corporation/what-is-strata-committee", "updated": "2026-05-04" }, { "category": "Owners corporation & committee", "categorySlug": "owners-corporation", "id": "who-can-be-on-committee", "question": "Who can be on the strata committee?", "short": "Any lot owner (or a nominee of a corporate owner) is eligible. Tenants generally can't sit on the committee, although in NSW a tenant representative can attend meetings if more than half the lots are tenanted.", "url": "https://localstratamanager.com.au/faq/owners-corporation/who-can-be-on-committee", "updated": "2026-05-04" }, { "category": "Owners corporation & committee", "categorySlug": "owners-corporation", "id": "chair-secretary-treasurer-roles", "question": "What do the chairperson, secretary and treasurer do?", "short": "The chairperson runs meetings and signs minutes. The secretary handles correspondence and notices. The treasurer monitors the scheme's finances. In professionally managed schemes the strata manager usually performs the secretary and treasurer functions.", "url": "https://localstratamanager.com.au/faq/owners-corporation/chair-secretary-treasurer-roles", "updated": "2026-05-04" }, { "category": "Owners corporation & committee", "categorySlug": "owners-corporation", "id": "how-many-committee-meetings", "question": "How often does the strata committee meet?", "short": "There's no minimum — many committees meet 3–6 times a year, plus extra meetings when issues arise. Most decisions can be made by email vote (a 'circular resolution') without a physical meeting.", "url": "https://localstratamanager.com.au/faq/owners-corporation/how-many-committee-meetings", "updated": "2026-05-04" }, { "category": "Owners corporation & committee", "categorySlug": "owners-corporation", "id": "are-committee-members-paid", "question": "Are strata committee members paid?", "short": "Almost never. Committee members serve voluntarily. Some schemes reimburse genuine out-of-pocket expenses, but actual fees for sitting on the committee are extremely rare and would need to be approved by the owners corporation.", "url": "https://localstratamanager.com.au/faq/owners-corporation/are-committee-members-paid", "updated": "2026-05-04" }, { "category": "Owners corporation & committee", "categorySlug": "owners-corporation", "id": "committee-member-liability", "question": "Can I be personally sued as a committee member?", "short": "It's very unlikely if you act honestly and reasonably. Office bearers' liability insurance — included in almost every strata insurance policy — protects committee members from personal liability for decisions made in good faith on behalf of the scheme.", "url": "https://localstratamanager.com.au/faq/owners-corporation/committee-member-liability", "updated": "2026-05-04" }, { "category": "Owners corporation & committee", "categorySlug": "owners-corporation", "id": "remove-committee-member", "question": "Can a committee member be removed mid-term?", "short": "Yes. The owners corporation can remove a committee member at any general meeting by ordinary resolution. The committee itself can also remove the chair, secretary or treasurer from those office bearer roles.", "url": "https://localstratamanager.com.au/faq/owners-corporation/remove-committee-member", "updated": "2026-05-04" }, { "category": "Owners corporation & committee", "categorySlug": "owners-corporation", "id": "no-one-on-committee", "question": "What happens if no one wants to be on the committee?", "short": "If no committee is elected, the powers of the committee usually revert to the owners corporation as a whole — meaning every decision needs a general meeting or written ballot. The strata manager can also apply for compulsory appointment in some states.", "url": "https://localstratamanager.com.au/faq/owners-corporation/no-one-on-committee", "updated": "2026-05-04" }, { "category": "Owners corporation & committee", "categorySlug": "owners-corporation", "id": "owner-vs-tenant-rights", "question": "Do tenants have any rights in a strata scheme?", "short": "Tenants must follow the by-laws, have the right to a copy of them, and can attend AGMs in NSW if more than half the lots are tenanted (with limited speaking rights). They generally can't vote — voting belongs to the owner.", "url": "https://localstratamanager.com.au/faq/owners-corporation/owner-vs-tenant-rights", "updated": "2026-05-04" }, { "category": "Choosing & switching managers", "categorySlug": "choosing-a-manager", "id": "how-to-find-strata-manager", "question": "How do I find a good strata manager in Australia?", "short": "Get at least 3 quotes from licensed managers who service your suburb, check they hold current professional indemnity insurance, ask for references from buildings of similar size, and compare on service inclusions — not just headline price.", "url": "https://localstratamanager.com.au/faq/choosing-a-manager/how-to-find-strata-manager", "updated": "2026-05-04" }, { "category": "Choosing & switching managers", "categorySlug": "choosing-a-manager", "id": "what-questions-to-ask", "question": "What questions should I ask a strata manager before hiring them?", "short": "Ask about their licence and insurance, response times, after-hours emergencies, who specifically will manage your building, hidden disbursements, technology used, exit terms, and whether they'll provide references from comparable buildings.", "url": "https://localstratamanager.com.au/faq/choosing-a-manager/what-questions-to-ask", "updated": "2026-05-04" }, { "category": "Choosing & switching managers", "categorySlug": "choosing-a-manager", "id": "how-much-does-strata-management-cost", "question": "How much does strata management cost?", "short": "Most Australian schemes pay $250–$450 per lot per year for a base agency fee, plus disbursements (printing, postage, bank fees) of $20–$80 per lot. A 30-lot building typically pays $9,000–$15,000 a year all up.", "url": "https://localstratamanager.com.au/faq/choosing-a-manager/how-much-does-strata-management-cost", "updated": "2026-05-04" }, { "category": "Choosing & switching managers", "categorySlug": "choosing-a-manager", "id": "is-cheapest-best", "question": "Should I just pick the cheapest strata manager?", "short": "Almost never. The cheapest quote usually loads up disbursements and 'extras' that quickly bring the real cost above the middle quotes — and the cheapest manager is often a junior with too many buildings to look after yours properly.", "url": "https://localstratamanager.com.au/faq/choosing-a-manager/is-cheapest-best", "updated": "2026-05-04" }, { "category": "Choosing & switching managers", "categorySlug": "choosing-a-manager", "id": "what-does-fitscore-mean", "question": "What is the FitScore on Local Strata Manager?", "short": "FitScore is a 0–100 weighted score we calculate for every manager in your shortlist based on 8 factors — fees, experience, communication, compliance, location, technology, references and culture fit. You can adjust the weights to match what your committee values most.", "url": "https://localstratamanager.com.au/faq/choosing-a-manager/what-does-fitscore-mean", "updated": "2026-05-04" }, { "category": "Choosing & switching managers", "categorySlug": "choosing-a-manager", "id": "are-quotes-binding", "question": "Are the quotes I receive legally binding?", "short": "The quote itself isn't a contract — it's an offer. The binding contract is the agency agreement you sign, which restates the fees and adds full terms (term length, exit clauses, indexation). Always read the agreement carefully before signing.", "url": "https://localstratamanager.com.au/faq/choosing-a-manager/are-quotes-binding", "updated": "2026-05-04" }, { "category": "Choosing & switching managers", "categorySlug": "choosing-a-manager", "id": "how-long-does-it-take", "question": "How long does it take to receive strata manager quotes?", "short": "On Local Strata Manager most committees receive a vetted shortlist within 48 hours. Instant Quote managers can respond in minutes; complex schemes (large, mixed-use, heritage) can take up to 5 business days.", "url": "https://localstratamanager.com.au/faq/choosing-a-manager/how-long-does-it-take", "updated": "2026-05-04" }, { "category": "Choosing & switching managers", "categorySlug": "choosing-a-manager", "id": "do-i-need-3-quotes", "question": "Do I legally need to get 3 quotes for strata management?", "short": "No, there's no law requiring 3 quotes for the management contract itself. But getting at least 3 is best practice — and most committees will struggle to justify a single-source decision to other owners at the AGM.", "url": "https://localstratamanager.com.au/faq/choosing-a-manager/do-i-need-3-quotes", "updated": "2026-05-04" }, { "category": "Choosing & switching managers", "categorySlug": "choosing-a-manager", "id": "how-often-review-manager", "question": "How often should we review our strata manager?", "short": "At least every 3 years — and ideally before each contract renewal. Even if you're happy with your current manager, market-testing keeps fees competitive and surfaces new technology and service options.", "url": "https://localstratamanager.com.au/faq/choosing-a-manager/how-often-review-manager", "updated": "2026-05-04" }, { "category": "Choosing & switching managers", "categorySlug": "choosing-a-manager", "id": "what-is-instant-quote", "question": "What is an Instant Quote?", "short": "An Instant Quote is generated immediately by a manager who has pre-priced their service for your building type, lot count and location. You see real numbers in minutes instead of waiting days for a tailored quote.", "url": "https://localstratamanager.com.au/faq/choosing-a-manager/what-is-instant-quote", "updated": "2026-05-04" }, { "category": "Choosing & switching managers", "categorySlug": "choosing-a-manager", "id": "are-managers-vetted", "question": "How are strata managers vetted on this platform?", "short": "Every manager is verified for ABN, professional indemnity insurance, public liability insurance, state licensing where required, SCA membership where applicable, references from current clients, and complaints history. About 62% of applicants don't make the cut.", "url": "https://localstratamanager.com.au/faq/choosing-a-manager/are-managers-vetted", "updated": "2026-05-04" }, { "category": "Choosing & switching managers", "categorySlug": "choosing-a-manager", "id": "share-contact-details", "question": "Will my contact details be shared with managers?", "short": "No, not without your consent. Managers see your enquiry through the platform but only get your contact details after you choose to engage with them. You stay in control at every step.", "url": "https://localstratamanager.com.au/faq/choosing-a-manager/share-contact-details", "updated": "2026-05-04" }, { "category": "Terminating a manager", "categorySlug": "terminating-a-manager", "id": "how-to-terminate-strata-manager", "question": "How do I terminate my strata manager?", "short": "Check your agency agreement for the notice period and termination clause, pass an ordinary resolution at a general meeting authorising termination, then issue written notice to the manager. Plan your handover and have the new manager ready to start the day after notice expires.", "url": "https://localstratamanager.com.au/faq/terminating-a-manager/how-to-terminate-strata-manager", "citations": [ { "label": "Strata Schemes Management Act 2015 (NSW)", "url": "https://legislation.nsw.gov.au/view/html/inforce/current/act-2015-050" }, { "label": "Owners Corporations Act 2006 (VIC)", "url": "https://www.legislation.vic.gov.au/in-force/acts/owners-corporations-act-2006" }, { "label": "NSW Fair Trading — Changing your strata manager", "url": "https://www.fairtrading.nsw.gov.au/housing-and-property/strata-and-community-living" } ], "updated": "2026-05-04" }, { "category": "Terminating a manager", "categorySlug": "terminating-a-manager", "id": "termination-notice-period", "question": "How much notice do I have to give a strata manager?", "short": "Whatever your agency agreement says — typically 1 to 3 months. Most modern agreements default to 3 months' written notice. Some allow termination for cause with no notice; some require you to pay out the full term if you terminate without cause.", "url": "https://localstratamanager.com.au/faq/terminating-a-manager/termination-notice-period", "updated": "2026-05-04" }, { "category": "Terminating a manager", "categorySlug": "terminating-a-manager", "id": "do-we-need-resolution", "question": "Do we need an owners corporation resolution to terminate?", "short": "Yes — in every Australian state. The strata manager was appointed by the owners corporation, so only the owners corporation (or its committee, if delegated) can terminate the agreement. An ordinary resolution at a general meeting is the standard mechanism.", "url": "https://localstratamanager.com.au/faq/terminating-a-manager/do-we-need-resolution", "updated": "2026-05-04" }, { "category": "Terminating a manager", "categorySlug": "terminating-a-manager", "id": "termination-for-cause", "question": "Can we terminate a strata manager for cause without notice?", "short": "Yes, if the manager has materially breached the agreement — fraud, gross negligence, repeated failure to perform key duties, loss of licence or insurance. Get legal or specialist advice first because wrongful termination can expose the owners corporation to damages.", "url": "https://localstratamanager.com.au/faq/terminating-a-manager/termination-for-cause", "updated": "2026-05-04" }, { "category": "Terminating a manager", "categorySlug": "terminating-a-manager", "id": "what-records-do-we-get", "question": "What records does the old manager have to hand over?", "short": "Everything that belongs to the owners corporation: the strata roll, financial records, insurance policies, contracts, by-laws, minutes of meetings, correspondence, building plans, keys, fobs, and any digital access (portal logins, email aliases).", "url": "https://localstratamanager.com.au/faq/terminating-a-manager/what-records-do-we-get", "updated": "2026-05-04" }, { "category": "Terminating a manager", "categorySlug": "terminating-a-manager", "id": "termination-fees", "question": "Will I have to pay an exit or termination fee?", "short": "Look in the agency agreement. Many older agreements include early-termination fees, document production fees, or 'handover' fees. Some states regulate these. Modern, owner-friendly agreements limit fees to genuine costs.", "url": "https://localstratamanager.com.au/faq/terminating-a-manager/termination-fees", "updated": "2026-05-04" }, { "category": "Terminating a manager", "categorySlug": "terminating-a-manager", "id": "will-current-manager-find-out", "question": "Will my current strata manager find out we're getting quotes?", "short": "Not from us. Local Strata Manager doesn't contact your current manager and your enquiry is private. You stay in complete control of when and how to give notice.", "url": "https://localstratamanager.com.au/faq/terminating-a-manager/will-current-manager-find-out", "updated": "2026-05-04" }, { "category": "Terminating a manager", "categorySlug": "terminating-a-manager", "id": "what-if-we-have-no-replacement", "question": "What happens if we terminate without a replacement lined up?", "short": "The owners corporation has to perform all of the manager's duties itself — banking, levy collection, insurance, compliance, meeting administration. This is hard and risky in any scheme over about 6 lots. Always line up a replacement first.", "url": "https://localstratamanager.com.au/faq/terminating-a-manager/what-if-we-have-no-replacement", "updated": "2026-05-04" }, { "category": "Terminating a manager", "categorySlug": "terminating-a-manager", "id": "transferring-funds", "question": "How are scheme funds transferred to the new manager?", "short": "The outgoing manager reconciles the trust account on the termination date, then transfers the cleared balance to the new manager's trust account along with a statement showing every transaction. This usually happens within 14 days of termination.", "url": "https://localstratamanager.com.au/faq/terminating-a-manager/transferring-funds", "updated": "2026-05-04" }, { "category": "Terminating a manager", "categorySlug": "terminating-a-manager", "id": "cooling-off-period", "question": "Is there a cooling-off period after appointing a new strata manager?", "short": "Most states do not have a statutory cooling-off period for strata management agreements. Once the resolution is passed and the agreement is signed, you're committed for the term — so do your due diligence carefully before signing.", "url": "https://localstratamanager.com.au/faq/terminating-a-manager/cooling-off-period", "updated": "2026-05-04" }, { "category": "Fees, levies & budgets", "categorySlug": "strata-fees", "id": "what-are-strata-fees", "question": "What are strata fees and what do they pay for?", "short": "Strata fees (levies) fund everything the owners corporation has to pay for: insurance, building maintenance, common-area cleaning, gardens, lifts, electricity, the strata manager's fee, audits, and a long-term sinking fund for major repairs.", "url": "https://localstratamanager.com.au/faq/strata-fees/what-are-strata-fees", "citations": [ { "label": "Strata Schemes Management Act 2015 (NSW)", "url": "https://legislation.nsw.gov.au/view/html/inforce/current/act-2015-050" }, { "label": "Owners Corporations Act 2006 (VIC)", "url": "https://www.legislation.vic.gov.au/in-force/acts/owners-corporations-act-2006" } ], "updated": "2026-05-04" }, { "category": "Fees, levies & budgets", "categorySlug": "strata-fees", "id": "average-strata-fees", "question": "What's the average strata fee in Australia?", "short": "Strata fees vary enormously by building type, age and city — but a typical Australian apartment owner pays $3,000–$8,000 per year for an average building. Older buildings, those with lifts, pools, gyms or concierge are at the higher end.", "url": "https://localstratamanager.com.au/faq/strata-fees/average-strata-fees", "updated": "2026-05-04" }, { "category": "Fees, levies & budgets", "categorySlug": "strata-fees", "id": "how-are-levies-calculated", "question": "How are strata levies calculated for each lot?", "short": "Total annual budget is divided across all lots in proportion to their unit entitlements. A lot with twice the unit entitlement pays twice the levy. The result is split into 4 quarterly instalments (the most common cycle).", "url": "https://localstratamanager.com.au/faq/strata-fees/how-are-levies-calculated", "updated": "2026-05-04" }, { "category": "Fees, levies & budgets", "categorySlug": "strata-fees", "id": "why-have-fees-gone-up", "question": "Why have my strata fees gone up?", "short": "The most common drivers are insurance premium increases (often 20–40% in recent years), rising contractor and utility costs, mandatory new compliance requirements, and rebuilding underfunded sinking funds. The strata manager's fee is rarely the biggest driver.", "url": "https://localstratamanager.com.au/faq/strata-fees/why-have-fees-gone-up", "updated": "2026-05-04" }, { "category": "Fees, levies & budgets", "categorySlug": "strata-fees", "id": "what-is-special-levy", "question": "What is a special levy?", "short": "A special levy is a one-off charge above the regular levies, raised to fund a specific project the sinking fund can't cover — like an unexpected major repair, a building defect rectification or an insurance excess on a large claim.", "url": "https://localstratamanager.com.au/faq/strata-fees/what-is-special-levy", "updated": "2026-05-04" }, { "category": "Fees, levies & budgets", "categorySlug": "strata-fees", "id": "what-if-cant-pay-levies", "question": "What happens if I can't afford to pay my strata levies?", "short": "Talk to the strata manager immediately and ask for a payment plan. Most committees will agree to instalments rather than chasing through court. Ignoring levies leads to interest charges, debt collection costs, loss of voting rights, and eventually court action.", "url": "https://localstratamanager.com.au/faq/strata-fees/what-if-cant-pay-levies", "updated": "2026-05-04" }, { "category": "Fees, levies & budgets", "categorySlug": "strata-fees", "id": "can-i-vote-with-arrears", "question": "Can I vote at meetings if I owe levies?", "short": "In most Australian states, owners with unpaid levies (and unpaid interest) lose the right to vote at general meetings on ordinary resolutions. You can usually still vote on motions requiring a special or unanimous resolution.", "url": "https://localstratamanager.com.au/faq/strata-fees/can-i-vote-with-arrears", "updated": "2026-05-04" }, { "category": "Fees, levies & budgets", "categorySlug": "strata-fees", "id": "are-strata-fees-tax-deductible", "question": "Are strata levies tax deductible?", "short": "If you rent out your strata lot, your share of the administrative fund levy is generally fully deductible in the year paid. Capital works/sinking fund contributions are usually only partly deductible — the rest forms part of your cost base for capital gains. Owner-occupiers cannot deduct levies.", "url": "https://localstratamanager.com.au/faq/strata-fees/are-strata-fees-tax-deductible", "updated": "2026-05-04" }, { "category": "Fees, levies & budgets", "categorySlug": "strata-fees", "id": "who-sets-the-budget", "question": "Who decides the strata budget?", "short": "The strata manager prepares a draft budget based on the previous year's actuals, expected price rises and the sinking fund forecast. The committee reviews it. The full owners corporation votes on it at the AGM and can amend any line item before approval.", "url": "https://localstratamanager.com.au/faq/strata-fees/who-sets-the-budget", "updated": "2026-05-04" }, { "category": "Fees, levies & budgets", "categorySlug": "strata-fees", "id": "what-are-disbursements", "question": "What are strata management disbursements?", "short": "Disbursements are out-of-pocket costs the strata manager passes through to the scheme on top of their agency fee — typically printing, postage, bank fees, EFT fees, search fees, and document storage. They can add 10–25% to a manager's headline fee.", "url": "https://localstratamanager.com.au/faq/strata-fees/what-are-disbursements", "updated": "2026-05-04" }, { "category": "Fees, levies & budgets", "categorySlug": "strata-fees", "id": "annual-fee-increases", "question": "Can the strata manager raise their fee every year?", "short": "Most agency agreements include an annual indexation clause — usually CPI or a fixed percentage (3–5%). Increases above CPI generally need owners corporation approval. Read your agreement to see exactly what you've signed up to.", "url": "https://localstratamanager.com.au/faq/strata-fees/annual-fee-increases", "updated": "2026-05-04" }, { "category": "Fees, levies & budgets", "categorySlug": "strata-fees", "id": "interest-on-arrears", "question": "How much interest is charged on unpaid strata levies?", "short": "In most states the maximum is 10% per annum, simple interest, charged from the date the levy was due. Some schemes choose a lower rate or waive interest for short delays. The owners corporation can also recover legal costs of recovery.", "url": "https://localstratamanager.com.au/faq/strata-fees/interest-on-arrears", "updated": "2026-05-04" }, { "category": "AGMs, EGMs & voting", "categorySlug": "strata-meetings", "id": "what-is-agm", "question": "What is an AGM in strata?", "short": "The Annual General Meeting is the once-a-year compulsory meeting of all owners. It approves the budget and levies, presents financial statements, elects the committee, renews insurances and considers any motions submitted by owners.", "url": "https://localstratamanager.com.au/faq/strata-meetings/what-is-agm", "updated": "2026-05-04" }, { "category": "AGMs, EGMs & voting", "categorySlug": "strata-meetings", "id": "what-is-egm", "question": "What is an EGM and when is one called?", "short": "An Extraordinary General Meeting is any general meeting held outside the normal AGM cycle. Called when an urgent or material decision can't wait for the next AGM — major repairs, special levy, by-law change, or termination of the strata manager.", "url": "https://localstratamanager.com.au/faq/strata-meetings/what-is-egm", "updated": "2026-05-04" }, { "category": "AGMs, EGMs & voting", "categorySlug": "strata-meetings", "id": "agm-notice-period", "question": "How much notice is required for a strata meeting?", "short": "Most states require 7 or 14 days' written notice of any general meeting (AGM or EGM), with the agenda and any motions attached. Notice can be sent by email if the owner has agreed to electronic service.", "url": "https://localstratamanager.com.au/faq/strata-meetings/agm-notice-period", "updated": "2026-05-04" }, { "category": "AGMs, EGMs & voting", "categorySlug": "strata-meetings", "id": "what-is-quorum", "question": "What is the quorum for a strata meeting?", "short": "Quorum is the minimum number of owners (in person or by proxy) needed for the meeting to legally proceed — usually 25% of lots or 25% of unit entitlements, whichever is lower. If quorum isn't reached, the meeting is adjourned and reconvened.", "url": "https://localstratamanager.com.au/faq/strata-meetings/what-is-quorum", "updated": "2026-05-04" }, { "category": "AGMs, EGMs & voting", "categorySlug": "strata-meetings", "id": "ordinary-vs-special-resolution", "question": "What's the difference between an ordinary and a special resolution?", "short": "An ordinary resolution passes by simple majority (more votes for than against). A special resolution needs 75% of votes cast in favour and is required for major decisions like by-law changes, structural alterations and some terminations.", "url": "https://localstratamanager.com.au/faq/strata-meetings/ordinary-vs-special-resolution", "updated": "2026-05-04" }, { "category": "AGMs, EGMs & voting", "categorySlug": "strata-meetings", "id": "can-i-vote-by-proxy", "question": "Can I vote at a strata meeting by proxy?", "short": "Yes. If you can't attend, you can appoint another person (usually another owner) to vote on your behalf using a written proxy form. Most states limit how many proxies any one person can hold — commonly 5% or 1 per 20 lots.", "url": "https://localstratamanager.com.au/faq/strata-meetings/can-i-vote-by-proxy", "updated": "2026-05-04" }, { "category": "AGMs, EGMs & voting", "categorySlug": "strata-meetings", "id": "remote-meetings", "question": "Can strata meetings be held by Zoom or video conference?", "short": "Yes. Every Australian jurisdiction now allows general meetings to be held by video or audio conference, or as a hybrid in-person/online meeting. The owners corporation can decide the format.", "url": "https://localstratamanager.com.au/faq/strata-meetings/remote-meetings", "updated": "2026-05-04" }, { "category": "AGMs, EGMs & voting", "categorySlug": "strata-meetings", "id": "submit-motion-to-agm", "question": "How do I submit a motion to the AGM?", "short": "Send your proposed motion in writing to the strata manager (or secretary) before the deadline shown in the AGM notice — usually 7 days before the meeting. The motion must be precise enough that owners can vote yes or no.", "url": "https://localstratamanager.com.au/faq/strata-meetings/submit-motion-to-agm", "updated": "2026-05-04" }, { "category": "AGMs, EGMs & voting", "categorySlug": "strata-meetings", "id": "minutes-of-meeting", "question": "How soon do I receive the minutes after a strata meeting?", "short": "Most states require minutes to be circulated within 14–28 days of the meeting. They must accurately record decisions made, motions passed and key discussion points — they don't need to be a transcript.", "url": "https://localstratamanager.com.au/faq/strata-meetings/minutes-of-meeting", "updated": "2026-05-04" }, { "category": "AGMs, EGMs & voting", "categorySlug": "strata-meetings", "id": "what-if-i-disagree-with-decision", "question": "What can I do if I disagree with a decision made at the AGM?", "short": "You can ask the committee to reconsider, requisition an EGM to overturn the decision, or apply to the state tribunal (NCAT, VCAT, QCAT etc.) to set the decision aside if it was unfair, unlawful or didn't follow correct procedure.", "url": "https://localstratamanager.com.au/faq/strata-meetings/what-if-i-disagree-with-decision", "updated": "2026-05-04" }, { "category": "By-laws & rules", "categorySlug": "by-laws", "id": "what-are-by-laws", "question": "What are strata by-laws?", "short": "By-laws are the written rules every owner, tenant and visitor in the scheme has to follow. They cover behaviour (noise, smoking), use of common property (parking, BBQs), pets, renovations and external appearance.", "url": "https://localstratamanager.com.au/faq/by-laws/what-are-by-laws", "updated": "2026-05-04" }, { "category": "By-laws & rules", "categorySlug": "by-laws", "id": "can-strata-ban-pets", "question": "Can a strata scheme ban pets entirely?", "short": "No, not in NSW, VIC, QLD or the ACT. Recent court decisions and legislative changes mean blanket pet bans are unenforceable in most states — owners must allow pets unless there's a genuine reason to refuse a specific animal.", "url": "https://localstratamanager.com.au/faq/by-laws/can-strata-ban-pets", "updated": "2026-05-04" }, { "category": "By-laws & rules", "categorySlug": "by-laws", "id": "renovations-strata", "question": "Do I need approval to renovate my strata apartment?", "short": "Yes for almost any work that affects common property, the building structure, or services that pass through walls and floors. Cosmetic work inside your lot (paint, soft furnishings) usually doesn't need approval.", "url": "https://localstratamanager.com.au/faq/by-laws/renovations-strata", "updated": "2026-05-04" }, { "category": "By-laws & rules", "categorySlug": "by-laws", "id": "noise-complaints", "question": "How do I deal with a noisy neighbour in strata?", "short": "Talk to the neighbour first — most noise issues come from people who don't realise. If that doesn't work, report the breach in writing to the strata manager so it's documented, and ask the committee to issue a notice to comply.", "url": "https://localstratamanager.com.au/faq/by-laws/noise-complaints", "updated": "2026-05-04" }, { "category": "By-laws & rules", "categorySlug": "by-laws", "id": "short-term-rentals", "question": "Can a strata scheme stop owners from doing Airbnb or short-term rentals?", "short": "It depends on state and local council rules. In NSW the owners corporation can pass a by-law restricting short-term letting in non-principal-place-of-residence lots. Other states have varying rules — check both your by-laws and your council planning rules.", "url": "https://localstratamanager.com.au/faq/by-laws/short-term-rentals", "updated": "2026-05-04" }, { "category": "By-laws & rules", "categorySlug": "by-laws", "id": "smoking-on-balcony", "question": "Can my neighbour smoke on their balcony?", "short": "Smoking on a private balcony is generally legal but if the smoke drifts into other lots it can be a 'nuisance' breach of the by-laws. Many schemes have passed smoke-drift by-laws making it actionable when smoke affects neighbours.", "url": "https://localstratamanager.com.au/faq/by-laws/smoking-on-balcony", "updated": "2026-05-04" }, { "category": "By-laws & rules", "categorySlug": "by-laws", "id": "parking-in-visitor-spots", "question": "Can owners park in visitor parking?", "short": "Generally no — visitor spaces are for genuine visitors, not residents. Most by-laws expressly prohibit owners and tenants from using visitor spots, and the strata manager can have offending vehicles ticketed or towed in some states.", "url": "https://localstratamanager.com.au/faq/by-laws/parking-in-visitor-spots", "updated": "2026-05-04" }, { "category": "By-laws & rules", "categorySlug": "by-laws", "id": "change-by-laws", "question": "How do we change a strata by-law?", "short": "Draft the proposed new or amended by-law, submit it as a motion to a general meeting, and pass it by special resolution (75% in favour). Once passed, lodge the change with the state titles office or registrar so it appears on the strata roll.", "url": "https://localstratamanager.com.au/faq/by-laws/change-by-laws", "updated": "2026-05-04" }, { "category": "Repairs & maintenance", "categorySlug": "repairs-and-maintenance", "id": "common-property-repairs", "question": "Who pays for repairs to common property?", "short": "The owners corporation pays for common-property repairs from the administrative or capital works fund. Common property usually includes external walls, roof, foundations, lifts, common hallways, gardens, driveways and most pipes and wiring inside the structure.", "url": "https://localstratamanager.com.au/faq/repairs-and-maintenance/common-property-repairs", "updated": "2026-05-04" }, { "category": "Repairs & maintenance", "categorySlug": "repairs-and-maintenance", "id": "lot-vs-common-property", "question": "How do I know if a problem is in my lot or common property?", "short": "Check the registered strata plan — it shows the dividing lines. As a rule, anything inside the painted face of the wall, ceiling and floor is your lot. Anything behind, on the other side, or shared with neighbours is usually common property.", "url": "https://localstratamanager.com.au/faq/repairs-and-maintenance/lot-vs-common-property", "updated": "2026-05-04" }, { "category": "Repairs & maintenance", "categorySlug": "repairs-and-maintenance", "id": "who-fixes-water-damage", "question": "Who fixes water damage in a strata apartment?", "short": "It depends where the leak comes from. If the source is common property (a roof, common pipe, the lot above's bathroom waterproofing) the owners corporation pays for repairs to common property and usually claims insurance for damage to your lot. If the source is your own appliance, you pay.", "url": "https://localstratamanager.com.au/faq/repairs-and-maintenance/who-fixes-water-damage", "updated": "2026-05-04" }, { "category": "Repairs & maintenance", "categorySlug": "repairs-and-maintenance", "id": "balcony-repairs", "question": "Who pays for balcony repairs in a strata building?", "short": "The structure of the balcony, its waterproof membrane and the railing are common property in almost every Australian strata scheme. The lot owner is usually only responsible for cosmetic finishes and any non-original additions they put in.", "url": "https://localstratamanager.com.au/faq/repairs-and-maintenance/balcony-repairs", "updated": "2026-05-04" }, { "category": "Repairs & maintenance", "categorySlug": "repairs-and-maintenance", "id": "windows-and-doors", "question": "Who is responsible for window and door repairs?", "short": "Original windows and external doors are usually common property — meaning the owners corporation pays. Internal doors and any windows you've installed or replaced yourself (with approval) are usually your responsibility.", "url": "https://localstratamanager.com.au/faq/repairs-and-maintenance/windows-and-doors", "updated": "2026-05-04" }, { "category": "Repairs & maintenance", "categorySlug": "repairs-and-maintenance", "id": "emergency-repairs", "question": "What counts as an emergency strata repair?", "short": "Anything that's an immediate risk to safety, security or further property damage — burst water mains, electrical faults, broken external doors and locks, lift entrapments, fire system failures, gas leaks and storm damage.", "url": "https://localstratamanager.com.au/faq/repairs-and-maintenance/emergency-repairs", "updated": "2026-05-04" }, { "category": "Repairs & maintenance", "categorySlug": "repairs-and-maintenance", "id": "building-defects", "question": "What if our new building has defects?", "short": "Most states give the owners corporation rights against the original builder and developer for structural and waterproofing defects for 6–10 years after completion. Get an independent defect inspection in the first 12–24 months — defects only get worse and harder to claim.", "url": "https://localstratamanager.com.au/faq/repairs-and-maintenance/building-defects", "updated": "2026-05-04" }, { "category": "Repairs & maintenance", "categorySlug": "repairs-and-maintenance", "id": "approve-works-quotes", "question": "How many quotes do we need for major works?", "short": "Most states require at least 2 quotes for any single contract above a dollar threshold (commonly $30,000 in NSW). Best practice is 3 quotes for any significant works regardless, so the committee can demonstrate value and proper process.", "url": "https://localstratamanager.com.au/faq/repairs-and-maintenance/approve-works-quotes", "updated": "2026-05-04" }, { "category": "Repairs & maintenance", "categorySlug": "repairs-and-maintenance", "id": "deferred-maintenance", "question": "What is deferred maintenance and why is it a problem?", "short": "Deferred maintenance is fixing things later than you should — usually because a scheme is underfunded. It's a problem because most building issues get exponentially worse and more expensive the longer they're left.", "url": "https://localstratamanager.com.au/faq/repairs-and-maintenance/deferred-maintenance", "updated": "2026-05-04" }, { "category": "Repairs & maintenance", "categorySlug": "repairs-and-maintenance", "id": "tradies-recommended-by-manager", "question": "Why does the strata manager always use the same tradies?", "short": "Because they trust them, they know the building, they're insured, and they price competitively. Most strata managers maintain a panel of vetted contractors. It's not a kickback if the rates are competitive and you can audit them.", "url": "https://localstratamanager.com.au/faq/repairs-and-maintenance/tradies-recommended-by-manager", "updated": "2026-05-04" }, { "category": "Strata insurance", "categorySlug": "strata-insurance", "id": "what-does-strata-insurance-cover", "question": "What does strata insurance cover?", "short": "A standard strata policy covers the building (replacement cost), common-area contents, public liability for the common property, voluntary workers, office bearers' liability, machinery breakdown and loss of rent or temporary accommodation after an insured event.", "url": "https://localstratamanager.com.au/faq/strata-insurance/what-does-strata-insurance-cover", "updated": "2026-05-04" }, { "category": "Strata insurance", "categorySlug": "strata-insurance", "id": "is-strata-insurance-mandatory", "question": "Is strata insurance mandatory?", "short": "Yes. Every Australian state requires the owners corporation to hold building insurance for full replacement value, plus public liability cover (usually $20m minimum). Failure to insure is a serious breach and exposes office bearers personally.", "url": "https://localstratamanager.com.au/faq/strata-insurance/is-strata-insurance-mandatory", "updated": "2026-05-04" }, { "category": "Strata insurance", "categorySlug": "strata-insurance", "id": "do-i-need-contents-insurance", "question": "Do I need my own contents insurance if I live in strata?", "short": "Yes. Strata insurance covers the building structure and common areas — not your personal belongings, internal fixtures you've installed, or your own legal liability inside your lot. A separate strata-specific contents policy is essential for owners and renters.", "url": "https://localstratamanager.com.au/faq/strata-insurance/do-i-need-contents-insurance", "updated": "2026-05-04" }, { "category": "Strata insurance", "categorySlug": "strata-insurance", "id": "office-bearers-cover", "question": "What is office bearers' liability insurance?", "short": "It covers committee members and office bearers personally for honest mistakes, breaches of duty or wrongful acts in their role on the strata committee. It's almost always included in standard strata policies and is essential — without it, owners won't volunteer.", "url": "https://localstratamanager.com.au/faq/strata-insurance/office-bearers-cover", "updated": "2026-05-04" }, { "category": "Strata insurance", "categorySlug": "strata-insurance", "id": "claim-process", "question": "How do I make a strata insurance claim?", "short": "Report the damage in writing to the strata manager immediately, with photos and dates. The manager (or insurance broker) will lodge the claim, organise loss assessment, and coordinate repairs. Don't authorise any repair yourself until the insurer accepts the claim.", "url": "https://localstratamanager.com.au/faq/strata-insurance/claim-process", "updated": "2026-05-04" }, { "category": "Strata insurance", "categorySlug": "strata-insurance", "id": "what-is-the-excess", "question": "Who pays the excess on a strata insurance claim?", "short": "Usually the owners corporation pays the excess, then recovers it from the responsible party if there is one. If the damage was caused by a specific lot owner's negligence, the owners corporation can recover the excess from that owner.", "url": "https://localstratamanager.com.au/faq/strata-insurance/what-is-the-excess", "updated": "2026-05-04" }, { "category": "Strata insurance", "categorySlug": "strata-insurance", "id": "tenant-causes-damage", "question": "What if my tenant causes damage to common property?", "short": "The lot owner is ultimately responsible to the owners corporation. The owners corporation can recover the cost (or insurance excess) from the owner, who can then pursue the tenant under the lease. Make sure your landlord insurance covers tenant-caused damage to common property.", "url": "https://localstratamanager.com.au/faq/strata-insurance/tenant-causes-damage", "updated": "2026-05-04" }, { "category": "Strata insurance", "categorySlug": "strata-insurance", "id": "shop-around-insurance", "question": "Should we shop around for strata insurance every year?", "short": "Yes. The strata insurance market changes significantly year to year. A good broker will quote 3–5 underwriters at every renewal. Locking in the same insurer year after year without testing the market almost always costs the scheme money.", "url": "https://localstratamanager.com.au/faq/strata-insurance/shop-around-insurance", "updated": "2026-05-04" }, { "category": "Disputes & complaints", "categorySlug": "disputes", "id": "complaint-about-manager", "question": "How do I make a complaint about my strata manager?", "short": "Put the complaint in writing to the manager first and ask for a written response. If you're not satisfied, escalate to the agency's principal or director. Still unresolved? Take it to the committee, then to the state regulator (Fair Trading, CAV, etc.) and ultimately the tribunal.", "url": "https://localstratamanager.com.au/faq/disputes/complaint-about-manager", "updated": "2026-05-04" }, { "category": "Disputes & complaints", "categorySlug": "disputes", "id": "what-is-ncat", "question": "What is NCAT, VCAT, QCAT and the other state tribunals?", "short": "These are the state administrative tribunals that handle strata disputes — NCAT in NSW, VCAT in Victoria, QCAT in Queensland, SACAT in SA, ACAT in the ACT, and equivalents in WA, NT and Tasmania. They're cheap, fast and don't require a lawyer.", "url": "https://localstratamanager.com.au/faq/disputes/what-is-ncat", "updated": "2026-05-04" }, { "category": "Disputes & complaints", "categorySlug": "disputes", "id": "must-mediate-first", "question": "Do I have to try mediation before going to the tribunal?", "short": "Yes in most states. NSW and QLD require you to attempt mediation through Fair Trading or the Commissioner before lodging an application. The mediation is free and resolves a high percentage of disputes without a hearing.", "url": "https://localstratamanager.com.au/faq/disputes/must-mediate-first", "updated": "2026-05-04" }, { "category": "Disputes & complaints", "categorySlug": "disputes", "id": "neighbour-dispute", "question": "How do I resolve a dispute with a neighbour in my strata?", "short": "Try a direct conversation first — most disputes come from misunderstandings. If that fails, write to them. If still unresolved, lodge a by-law breach complaint with the owners corporation, then mediate, then escalate to the tribunal.", "url": "https://localstratamanager.com.au/faq/disputes/neighbour-dispute", "updated": "2026-05-04" }, { "category": "Disputes & complaints", "categorySlug": "disputes", "id": "committee-decision-unreasonable", "question": "What if the strata committee makes an unreasonable decision?", "short": "You can ask the committee to reconsider, requisition a general meeting to overturn the decision, or apply to the tribunal to set the decision aside. Tribunals can overturn decisions that are unfair, unlawful or so unreasonable no reasonable committee would have made them.", "url": "https://localstratamanager.com.au/faq/disputes/committee-decision-unreasonable", "updated": "2026-05-04" }, { "category": "Disputes & complaints", "categorySlug": "disputes", "id": "manager-breached-contract", "question": "Can the owners corporation sue the strata manager for breach of contract?", "short": "Yes. If the manager has materially breached the agency agreement and caused loss — failure to insure, lost insurance claim, missed compliance deadline, lost records — the owners corporation can claim damages. Most matters are heard in the state tribunal first.", "url": "https://localstratamanager.com.au/faq/disputes/manager-breached-contract", "updated": "2026-05-04" }, { "category": "Disputes & complaints", "categorySlug": "disputes", "id": "tribunal-order-not-complied", "question": "What happens if a tribunal order isn't complied with?", "short": "Tribunal orders are enforceable like court orders. If a person ignores an order, the affected party can register the order with the local court and use court enforcement powers — including fines, contempt proceedings and (rarely) imprisonment for serious non-compliance.", "url": "https://localstratamanager.com.au/faq/disputes/tribunal-order-not-complied", "updated": "2026-05-04" }, { "category": "Disputes & complaints", "categorySlug": "disputes", "id": "do-i-need-lawyer", "question": "Do I need a lawyer for a strata dispute?", "short": "Usually not for straightforward tribunal matters — they're designed for self-representation. You should consider a strata lawyer for complex cases (defects, large damages claims, manager removal contests) or where you're going against a represented party.", "url": "https://localstratamanager.com.au/faq/disputes/do-i-need-lawyer", "updated": "2026-05-04" }, { "category": "Disputes & complaints", "categorySlug": "disputes", "id": "complaint-about-developer", "question": "How do I complain about the developer for building defects?", "short": "Get a defect report from an independent inspector, give the developer formal written notice listing every defect with photos and dates, and demand rectification. If they refuse, escalate to the state building authority and ultimately the tribunal or court for orders.", "url": "https://localstratamanager.com.au/faq/disputes/complaint-about-developer", "updated": "2026-05-04" }, { "category": "Disputes & complaints", "categorySlug": "disputes", "id": "anonymous-complaints", "question": "Can I make a strata complaint anonymously?", "short": "Generally no. The strata manager and committee need to verify the facts and investigate, which usually requires them to know the complainant. State regulators may accept anonymous complaints for serious matters (fraud, safety) but won't investigate vague concerns.", "url": "https://localstratamanager.com.au/faq/disputes/anonymous-complaints", "updated": "2026-05-04" }, { "category": "Buying into strata", "categorySlug": "buying-in-strata", "id": "what-is-disclosure-certificate", "question": "What is a Section 184 or strata disclosure certificate?", "short": "It's an official document the strata manager issues showing key information about the scheme — current levies, balance of the funds, any special levies, by-laws, insurances and pending major works. Sellers must provide one to buyers in most states.", "url": "https://localstratamanager.com.au/faq/buying-in-strata/what-is-disclosure-certificate", "updated": "2026-05-04" }, { "category": "Buying into strata", "categorySlug": "buying-in-strata", "id": "should-i-get-strata-report", "question": "Should I get a strata report before I buy an apartment?", "short": "Absolutely yes. A professional strata report inspects the books, minutes, insurance and financials in detail and surfaces issues the disclosure certificate won't — pending special levies, defects, ongoing disputes, insurance issues and management quality.", "url": "https://localstratamanager.com.au/faq/buying-in-strata/should-i-get-strata-report", "updated": "2026-05-04" }, { "category": "Buying into strata", "categorySlug": "buying-in-strata", "id": "what-to-check-before-buying", "question": "What should I check in a strata scheme before buying?", "short": "Current levy amount, sinking fund balance, last 10-year forecast, recent and pending special levies, insurance coverage and excesses, by-laws (especially pets and renovations), minutes of the last 2 years of meetings, and any active legal disputes.", "url": "https://localstratamanager.com.au/faq/buying-in-strata/what-to-check-before-buying", "updated": "2026-05-04" }, { "category": "Buying into strata", "categorySlug": "buying-in-strata", "id": "buy-into-defective-building", "question": "What if the building has known defects?", "short": "It can still be a fine purchase if the defects are documented, costed, and there's a clear plan to fix them — funded either by the developer's warranty, the sinking fund, or a known special levy. Walk away if the picture is murky or owners are still arguing about what to do.", "url": "https://localstratamanager.com.au/faq/buying-in-strata/buy-into-defective-building", "updated": "2026-05-04" }, { "category": "Buying into strata", "categorySlug": "buying-in-strata", "id": "high-strata-fees", "question": "Are high strata fees a deal-breaker?", "short": "Not necessarily. High fees in a well-run building with a fully-funded sinking fund and lots of amenities can be money well spent. High fees in a poorly-managed building with deferred maintenance and a low sinking fund are a serious warning sign.", "url": "https://localstratamanager.com.au/faq/buying-in-strata/high-strata-fees", "updated": "2026-05-04" }, { "category": "Buying into strata", "categorySlug": "buying-in-strata", "id": "vote-as-new-owner", "question": "When can I vote at strata meetings as a new owner?", "short": "You can vote as soon as your name is recorded on the strata roll — usually within 2–3 weeks of settlement. Your conveyancer should notify the strata manager of the change of ownership, but it's worth following up directly to make sure the roll is updated.", "url": "https://localstratamanager.com.au/faq/buying-in-strata/vote-as-new-owner", "updated": "2026-05-04" }, { "category": "Buying into strata", "categorySlug": "buying-in-strata", "id": "investor-strata-issues", "question": "What strata issues should I check as an investor?", "short": "Look for any restrictions on letting (especially short-term), pet policies (some attract higher rents), pending special levies, and the building's reputation with property managers. Make sure the scheme allows landlords to claim management fee deductions correctly.", "url": "https://localstratamanager.com.au/faq/buying-in-strata/investor-strata-issues", "updated": "2026-05-04" }, { "category": "Buying into strata", "categorySlug": "buying-in-strata", "id": "first-strata-purchase", "question": "I'm a first-time apartment buyer. What's different about strata?", "short": "You're buying both your private lot and a share of common property and the obligations that come with it. You'll pay quarterly levies, have to follow the by-laws, can be called into meetings and special levies, and your share of decisions is decided by majority vote.", "url": "https://localstratamanager.com.au/faq/buying-in-strata/first-strata-purchase", "updated": "2026-05-04" }, { "category": "State differences", "categorySlug": "state-differences", "id": "nsw-strata-act", "question": "What strata law applies in NSW?", "short": "NSW strata schemes are governed by the Strata Schemes Management Act 2015 and the Strata Schemes Development Act 2015. The regulator is NSW Fair Trading. Disputes are heard at NCAT (the NSW Civil and Administrative Tribunal).", "url": "https://localstratamanager.com.au/faq/state-differences/nsw-strata-act", "updated": "2026-05-04" }, { "category": "State differences", "categorySlug": "state-differences", "id": "vic-owners-corp-act", "question": "What strata law applies in Victoria?", "short": "Victorian strata is governed by the Owners Corporations Act 2006. The regulator is Consumer Affairs Victoria (CAV). Disputes are heard at VCAT (the Victorian Civil and Administrative Tribunal).", "url": "https://localstratamanager.com.au/faq/state-differences/vic-owners-corp-act", "updated": "2026-05-04" }, { "category": "State differences", "categorySlug": "state-differences", "id": "qld-bccm-act", "question": "What strata law applies in Queensland?", "short": "Queensland strata (called body corporate) is governed by the Body Corporate and Community Management Act 1997 and four module regulations. The regulator is the Office of the Commissioner for Body Corporate and Community Management. Disputes go to specialist BCCM adjudicators or QCAT.", "url": "https://localstratamanager.com.au/faq/state-differences/qld-bccm-act", "updated": "2026-05-04" }, { "category": "State differences", "categorySlug": "state-differences", "id": "wa-strata-titles-act", "question": "What strata law applies in Western Australia?", "short": "WA strata (called a strata company) is governed by the Strata Titles Act 1985, significantly amended in 2020. The regulator is Landgate. Disputes are heard at the State Administrative Tribunal (SAT).", "url": "https://localstratamanager.com.au/faq/state-differences/wa-strata-titles-act", "updated": "2026-05-04" }, { "category": "State differences", "categorySlug": "state-differences", "id": "sa-strata-act", "question": "What strata law applies in South Australia?", "short": "SA has two regimes: the Strata Titles Act 1988 for older schemes and the Community Titles Act 1996 for newer ones. The regulator is Consumer and Business Services. Disputes go to the Magistrates Court (rather than a dedicated tribunal).", "url": "https://localstratamanager.com.au/faq/state-differences/sa-strata-act", "updated": "2026-05-04" }, { "category": "State differences", "categorySlug": "state-differences", "id": "act-unit-titles-act", "question": "What strata law applies in the ACT?", "short": "ACT strata is governed by the Unit Titles (Management) Act 2011 and the Unit Titles Act 2001. The regulator is Access Canberra. Disputes are heard at ACAT (the ACT Civil and Administrative Tribunal).", "url": "https://localstratamanager.com.au/faq/state-differences/act-unit-titles-act", "updated": "2026-05-04" }, { "category": "State differences", "categorySlug": "state-differences", "id": "tas-strata-act", "question": "What strata law applies in Tasmania?", "short": "Tasmanian strata is governed by the Strata Titles Act 1998. The regulator is Consumer, Building and Occupational Services. Disputes are heard in the Recorder of Titles' division and Magistrates Court.", "url": "https://localstratamanager.com.au/faq/state-differences/tas-strata-act", "updated": "2026-05-04" }, { "category": "State differences", "categorySlug": "state-differences", "id": "nt-units-titles-act", "question": "What strata law applies in the Northern Territory?", "short": "NT strata (called a unit title scheme) is governed by the Unit Titles Act 1975 and Unit Title Schemes Act 2009. The regulator is the Department of the Attorney-General. Disputes are heard at NTCAT (the NT Civil and Administrative Tribunal).", "url": "https://localstratamanager.com.au/faq/state-differences/nt-units-titles-act", "updated": "2026-05-04" } ] } }