Strata living is part of everyday property ownership in Sydney. It supports higher-density housing. It also creates shared responsibilities that can trigger disputes quickly when rules are unclear.
Clear, current guidance on strata law matters. It helps Owners Corporations and committees make decisions with confidence. It also reduces risk, delays, and unnecessary spending.
Strata United supports strata communities across Sydney and nearby suburbs, with experience across a wide range of building types and governance structures. We take a practical approach. We keep compliance at the forefront of our minds. We also keep communication clear.
What governs strata in NSW?
In New South Wales, strata laws sit within a structured legal framework. The key instruments set out how a strata scheme must operate, how decisions are made, and what records must be kept.
At a high level, NSW strata governance typically involves:
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Strata legislation passed by Parliament
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Regulations that support the legislation with operational detail
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The registered strata plan and by-laws for each scheme
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Tribunal and court decisions that interpret and apply the law
The goal is simple. Protect lot owners. Protect shared assets. Support fair decision-making.
For most schemes, the centrepiece is the Strata Schemes Management Act 2015. It sets rules for meetings, levies, committee roles, records, by-law enforcement, and managing common property. The supporting regulation, the Strata Schemes Management Regulation 2016, adds practical requirements such as approved forms, notices, timeframes, and processes.
Strata legislation vs strata regulations
People often use these terms interchangeably. They are related, but they are not the same.
Legislation
Strata legislation is the Act. It sets the core legal duties and powers. It outlines what an Owners Corporation must do, what it can do, and what it must not do.
Regulations
Regulations support the Act. They fill in operational detail. They also change more often than an Act, which means keeping up matters.
In practice, committees and building managers need both. The Act tells you what the duty is. The Regulation helps define how to carry it out.
The key Acts most strata schemes rely on
Most decision-making under NSW strata governance connects back to the Strata Schemes Management Act. Many schemes also rely on the Strata Schemes Development Act (which deals with creating schemes and strata plans). Both matter, depending on the issue.
This page focuses on the operating rules that affect day-to-day management and committee decisions.
What the Strata Schemes Management Act covers
The Strata Schemes Management Act sets the rules for running a scheme. It also sets boundaries for committee authority. This is where many disputes start, because people assume a role has power that the Act does not give.
Key areas include:
Meetings and decision-making
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Annual general meetings and extraordinary general meetings
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Notice periods and voting rules
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Motions, minutes, and record keeping
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Spending limits and approval pathways
Levies and finances
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Admin and capital works funds
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Budgeting and levy contributions
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Recovery of unpaid levies
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Financial statements and reporting
Roles and responsibilities
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Owners Corporation duties
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Strata committee functions
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Delegations and limits
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Appointment and role of the strata managing agent
By-laws and behaviour
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Making, changing, and enforcing bylaws
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Notices to comply
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Fines and follow-up action (where available)
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Managing impacts on neighbours and common property
Repairs and maintenance
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Common property upkeep
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Urgent works pathways
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Contractor engagement and approvals
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Documentation and transparency
For many schemes, the most time-consuming issues involve maintenance decisions. This is where good systems matter. Strata United supports committees with processes that fit the Act and support defensible decision-making. See our Strata Management Services for a practical view of how we manage these responsibilities.
Why the “NSW” part matters
A lot of strata information online is generic. It can sound right, but still be wrong for New South Wales.
Strata laws in NSW include specific processes that differ from those in other states. Meeting rules, notice requirements, and enforcement pathways can vary. Even common terms can carry different meanings across jurisdictions.
That is why local guidance matters. It is also why committees should document decisions properly if a dispute reaches NSW Fair Trading or NCAT, paperwork and process matter.
Core compliance duties for Owners Corporations and committees
Most compliance work comes down to consistent governance. The Act does not expect perfection. It does expect reasonable care, clear process, and proper records.
Common duties include:
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Hold required meetings and keep minutes
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Provide valid notices and agendas
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Maintain a current strata roll
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Keep records accessible, stored, and organised
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Manage finances transparently
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Maintain and repair common property
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Act on safety risks within common property
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Apply by-laws consistently
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Manage conflicts of interest within committee decisions
Committees often volunteer their time. That does not remove responsibility. It makes support more important. A capable strata manager can reduce risk by keeping steps clear and documents in order.
The role of the Strata Schemes Management Regulation 2016
The Strata Schemes Management Regulation 2016 supports the Act by setting practical rules. It may include:
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Prescribed forms and notices
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Requirements for record inspection
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Templates for meeting documents
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Operational standards for processes under the Act
Many “small” errors happen here. A meeting notice was issued late. An agenda that misses required detail. A record request was handled incorrectly. These are avoidable with the right system.
Strata United helps committees keep these administrative requirements under control, without burying owners in paperwork. For access to common documents and practical starting points, visit our Strata Forms.
Common compliance risk areas in Sydney strata schemes
Sydney buildings face pressure points that show up again and again. Some are building-related. Some are governance-related. Many overlap.
Repairs, maintenance, and urgent works
Maintenance is a legal duty. It is also a budget issue. Deferring repairs can increase long-term cost and create safety exposure.
Building upgrades and owner works
Renovations can affect waterproofing, services, and common property. The Act sets rules for approvals and for who carries ongoing responsibility. Clear approvals reduce disputes later.
Record requests and transparency
Owners can request access to records. Response handling must align with NSW requirements. Poor record handling can trigger disputes quickly.
Meetings and voting
Many disputes come from the meeting process. A motion that lacks clarity. A voting entitlement issue. A chair ruling that owners contest. Clean meeting documentation reduces exposure.
What happens when a strata scheme does not comply?
Non-compliance can lead to:
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Disputes and formal complaints
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Orders to carry out repairs
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Orders to produce records
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Invalid decisions if the meeting processes were not followed
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Financial penalties in some circumstances
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Rising insurance risk through unresolved building issues
Some matters can also involve separate laws outside strata management, such as fire safety, work health and safety duties for common areas, or local council requirements. Strata governance often connects to wider compliance.
Where committees feel stuck, the fastest path forward is often a structured reset: confirm duties, confirm records, confirm upcoming deadlines, then plan work and communications.
If your scheme is ready to change managers or improve governance, our Make the Switch process outlines what the transition can look like in practical terms.
How professional strata management supports compliance
Good strata management is not about paperwork for its own sake. It is about protecting the scheme. It is also about helping people make timely, lawful decisions with less friction.
A compliance-focused strata manager can help by:
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Preparing compliant meeting notices, agendas, and minutes
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Maintaining an accurate strata roll and record system
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Supporting levy budgeting and capital works planning
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Coordinating maintenance and documenting approvals
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Tracking renewal dates and key scheme milestones
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Supporting consistent by-law enforcement steps
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Providing clear guidance to committees on the process
This support matters even more in mixed-use buildings, higher-density developments, and older buildings with complex repair histories.
Strata United takes on the optimum amount of work to maintain service quality. That approach helps deliver consistent outcomes across Sydney and surrounding areas, including Parramatta, where governance and maintenance needs can differ from building to building.
Practical next steps for committees and building managers
If you manage a scheme, these are useful actions to take in the short term:
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Confirm your by-laws are current and registered where required
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Review meeting templates and notice timeframes
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Check record storage and ease of retrieval
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Review maintenance logs and outstanding repairs
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Confirm the levy budgets align with the projected works
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Check contractor approvals and documentation
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Identify repeat dispute topics and address the root cause
Small changes can prevent long disputes later.
Speak with Strata United
If your committee needs clearer guidance on NSW requirements, or if you want stronger governance support, Strata United can help. We work with Owners Corporations and stakeholders who want reliable processes, strong communication, and confident compliance across day-to-day decisions.
Contact Us to discuss your scheme, your priorities, and the support you need.