What happens if no one wants to be on the committee?

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.

If no one volunteers or is elected to a New South Wales strata committee, the strata scheme does not stop operating and the owners corporation does not disappear. The owners remain collectively responsible for the scheme and must continue meeting legal duties such as insurance, levies, records, repairs and annual meetings. Section 29 of the Strata Schemes Management Act 2015 says an owners corporation must appoint a strata committee, but the Act also recognises the scheme may temporarily have none — in that case, the owners corporation itself must administer the scheme.

Is a strata committee compulsory?

Yes. Section 29 of the Strata Schemes Management Act 2015 says an owners corporation must appoint a strata committee in accordance with the Act. Committee members are normally elected at every annual general meeting. The owners corporation decides the number of positions, up to nine. A large strata scheme with more than 100 lots must have at least three members.

The Act nevertheless recognises that a scheme may temporarily have no committee. In that situation, the owners corporation itself must administer the scheme, while any appointed strata managing agent may continue exercising functions validly given to the agent.

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What happens at the AGM if there are no nominations?

Nominations may generally be made in writing before the meeting or orally at the meeting, subject to the election rules and the candidate being eligible. The meeting chair should explain the practical consequences of having no committee and ask whether any eligible person is willing to stand. Owners can nominate themselves, another eligible owner or, in some circumstances, an eligible person who does not own a lot.

If the meeting ends without electing a committee, the minutes should clearly record that outcome and identify how the owners corporation will handle urgent administration and arrange another election attempt.

Can owners elect someone who does not own a lot?

Yes. An individual who is not a lot owner can be elected if properly nominated by an owner who is not already a committee member and is not also seeking election. This can broaden the candidate pool — a nominated person might be a tenant, family member, retired owner, adviser or another trusted individual who is willing and eligible to serve.

A building manager or a real estate agent carrying out leasing functions for a lot in the scheme is generally ineligible unless that person also owns a lot. Connections with the original owner or building manager may also need to be disclosed.

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How does the owners corporation function without a committee?

When there is no committee, the owners corporation itself must make decisions at general meetings. A licensed strata managing agent can also carry out functions validly delegated in a written appointment.

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Can the strata manager become the committee?

A strata managing agent is not automatically an elected committee member and should not be described as the committee. However, the written appointment can authorise the strata manager to exercise all or specified functions of the chairperson, secretary, treasurer or strata committee. This often provides a practical administrative solution when owners have limited time.

Some powers cannot be delegated, including the power to make a delegation, a decision that the Act requires the owners corporation to make and determinations about levying or paying contributions.

How is a strata manager appointed?

The owners corporation appoints a licensed strata managing agent by resolution at a general meeting. The written appointment must set out the term, functions, delegations, remuneration and reporting arrangements. Appointing a professional strata manager can reduce the workload, but owners still need to attend general meetings and make decisions that the law reserves for the owners corporation.

When can NCAT appoint someone to convene a meeting?

Section 48 of the Strata Schemes Management Act 2015 allows NCAT to appoint a person to convene and hold a meeting when there are no officers of the owners corporation or no strata committee, and there is nobody able to lawfully call the meeting. This is a targeted order to unblock the governance stall.

When can NCAT appoint a compulsory strata manager?

If the scheme is not functioning satisfactorily, has failed to comply with an order, has failed to perform one or more duties or owes a judgment debt, NCAT may appoint or require the appointment of a licensed strata managing agent under section 237. The Tribunal may give that agent all functions, specified functions or all functions except specified functions of the owners corporation, and can also confer functions of the committee and office bearers. A compulsory appointment is a serious intervention, generally used when ordinary self-governance has failed, and can last up to two years unless varied earlier.

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What about a large strata scheme?

A large strata scheme, generally a scheme with more than 100 lots, must have at least three committee members. If fewer than three eligible candidates are available, the scheme should urgently consider non-owner nominees, another election meeting and professional strata management. A large building usually has substantial financial, maintenance, safety and contract responsibilities, and operating without a functional governance structure creates significant risk.

Can owners simply leave everything to one volunteer?

Most NSW schemes may determine a committee size from one to nine members, subject to the three-member minimum for a large scheme and the special rule for two-lot schemes. A one-person committee can be lawful for many smaller schemes, but it concentrates responsibility and can make continuity difficult if that person becomes unavailable. A better approach may be to combine a small committee with a clearly scoped strata management agreement and regular general-meeting oversight.

Can committee members be paid to encourage participation?

Committee roles are usually voluntary. The owners corporation may, at an AGM, approve an amount in recognition of services that an officer or committee member performed since the previous AGM. This is retrospective recognition rather than an automatic salary for the coming year. It cannot guarantee that someone will nominate, but it may recognise an unusually heavy contribution.

Practical steps if no one nominates

• Record the outcome of the meeting in the minutes.
• Confirm which authorised person can convene the next meeting.
• Check whether the current strata management agreement includes committee and office-bearer delegations.
• Identify urgent insurance, repair, safety, financial and reporting deadlines.
• Contact eligible owners and potential non-owner nominees before calling another election meeting.
• Prepare a clear explanation of the role, expected workload and available professional support.
• Arrange a general meeting to elect the committee and, if appropriate, appoint or update the strata manager.
• Consider a section 48 NCAT meeting order if there is no authorised person able to convene the meeting.
• Seek legal advice or consider section 237 if the scheme is failing to function or perform its duties.

How can a scheme make committee service more manageable?

• Use a licensed strata manager for administration, finances, records and meeting support
• Set a realistic committee size rather than filling unnecessary positions
• Adopt an annual calendar with a small number of focused meetings
• Use online or hybrid meetings where permitted
• Create clear delegations and spending limits
• Provide short briefing notes instead of overwhelming members with documents
• Share responsibilities among chairperson, secretary and treasurer
• Use professional advisers for technical, legal and building matters
• Complete committee training and provide a practical handover
• Maintain respectful communication so volunteers are not driven away by conflict

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What should buyers know?

A scheme with no committee is not automatically defective or unlawful, particularly if the situation is temporary and a competent strata manager is handling authorised functions. However, buyers should investigate why owners are unwilling to serve, whether the scheme is meeting its duties, the status of repairs and insurance, and whether a Tribunal application or compulsory manager is being considered. Review AGM minutes, committee records, management agreements, financial statements, levy arrears, maintenance plans, insurance and any legal proceedings before purchasing.

Key takeaways

• NSW law says an owners corporation must appoint a strata committee.
• If no committee exists, the owners corporation must administer the scheme collectively.
• The scheme remains responsible for insurance, levies, repairs, records, meetings and compliance.
• Eligible non-owners can be nominated and elected in many circumstances.
• A licensed strata manager may exercise delegated owners corporation, committee and office-bearer functions.
• A strata manager is not automatically the elected committee.
• NCAT can appoint a person to convene a meeting when there are no officers or committee.
• NCAT can appoint a compulsory manager if the scheme is not functioning or is failing its duties.

Related questions

What happens if nobody nominates?

The meeting may end without a committee. The owners corporation must then administer the scheme and should arrange another election or professional support promptly.

Can someone outside the building join?

Yes, an eligible non-owner may be elected if properly nominated by an owner who is not serving or standing for election.

Does an existing strata manager keep working?

Yes, the agent may continue exercising functions validly conferred under the current appointment and delegation.

Can owners appoint a manager instead of volunteering?

They can appoint a licensed strata manager at a general meeting and delegate many functions, but owners still retain decisions that cannot legally be delegated.

What if nobody can convene a meeting?

An owner, mortgagee or covenant chargee may apply to NCAT under section 48 for a person to convene and hold the meeting.

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