An owners corporation is the legal group made up of all lot owners in a strata or subdivision scheme. It manages the scheme’s common property, finances, insurance, records, meetings, by-laws and shared maintenance obligations.
A strata committee is a small group elected by the owners corporation to help make decisions and oversee the day-to-day running of a strata scheme. It acts within authority given to it, but does not replace the owners corporation.
In NSW, a strata committee may include a sole lot owner, an eligible co-owner, a company nominee for a corporate owner, or a properly nominated non-owner. Unfinancial owners, building managers and leasing agents who don't own a lot, and members removed in the last 12 months are generally ineligible.
The chairperson leads meetings, the secretary manages notices, minutes, the strata roll and correspondence, and the treasurer administers levies, scheme money, accounting records and financial statements. One committee member may hold more than one office, and duties may be delegated to a strata managing agent.
A NSW strata committee meets as often as the scheme reasonably needs — there is no fixed annual minimum. The secretary can call a meeting at any time, and must arrange one if at least one-third of committee members request it (held within 14 days, or 28 days for a large scheme).
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.
In NSW, section 260 of the Strata Schemes Management Act 2015 generally protects committee members from personal liability for acts or omissions done in good faith while performing their official functions. Any liability that would otherwise arise attaches to the owners corporation instead.
Yes. In NSW, an owners corporation can remove one or more strata committee members before the end of their term by passing a general resolution (simple majority) at a general meeting. NCAT can also remove a member for legal non-compliance, lack of due care or serious misconduct.
If no NSW strata committee is elected, the owners corporation must administer the scheme collectively. Owners can call another general meeting, elect an eligible non-owner nominated by an owner, appoint a licensed strata manager to exercise delegated functions, or ask NCAT to appoint a person to convene a meeting or a compulsory strata manager.
Yes. NSW strata tenants must receive the scheme's by-laws, can attend general meetings if their tenancy is notified, can report by-law breaches and retain ordinary rental rights such as quiet enjoyment. Tenants generally cannot vote unless appointed as an owner's proxy. Where notified tenants occupy at least half of the lots, they may elect one non-voting tenant representative to attend and speak at strata committee meetings.