Strata doesn't have to be something that happens to you. The owners who get the most out of strata living are the ones who engage with it — understanding their rights, participating in decisions, and keeping an eye on the building's financial health.
This is the final part of our Beginner's Guide to Strata. Here's how to make strata work for you, whether you're a new buyer, a long-time owner, or a tenant.
Getting Involved in Your Committee
Joining the strata committee is the single most effective thing you can do as an apartment owner. It's volunteer work and it takes time, but the benefits are significant:
- You influence how your money is spent. The committee approves spending, sets priorities for maintenance, and proposes the budget. If you don't like how things are being done, being on the committee is the most direct way to change it.
- You see problems early. Committee members learn about issues — maintenance problems, insurance changes, potential special levies — before they're announced to the wider ownership. Early awareness means early preparation.
- You protect your investment. Well-managed buildings maintain their value better than poorly managed ones. An engaged committee that stays on top of maintenance and finances is protecting every owner's property value.
- You hold the strata manager accountable. The committee oversees the strata manager's performance. Without active committee oversight, strata managers can become complacent.
How to join: Nominate yourself at the AGM. If the committee has fewer than 9 members (most do), you'll likely be elected by default. You don't need any special qualifications — just a willingness to contribute.
Time commitment: Expect 2–6 committee meetings per year (typically 1–2 hours each), plus the AGM, plus occasional email correspondence. It's not a full-time job, but it does require some attention.
Tips for New Owners
If you've just bought your first strata property, here's what to do in the first few months:
- Read the by-laws. Seriously. They're the rules you agreed to when you bought the property. Know what you can and can't do before you start renovating, get a pet, or plan to rent out your apartment on Airbnb.
- Set up your levy payments. Pay on time, every time. Late fees add up, and chronic non-payment can lead to interest charges and recovery action.
- Attend the next AGM. Even if you don't want to join the committee, attend at least one AGM to understand how your building is governed, meet your neighbours, and vote on matters that affect your investment.
- Get contents insurance. The building's strata insurance covers the structure but not your belongings, improvements, or fixtures. You need your own contents policy.
- Introduce yourself to the strata manager. Know who they are and how to contact them. They're your first point of contact for maintenance requests, questions about by-laws, or concerns about the building.
- Understand your lot boundaries. Know where your lot ends and common property begins. This affects who pays for repairs and what renovations require approval. Check your strata plan.
The first year is the best time to establish good habits. Owners who engage early tend to stay engaged — and their buildings tend to be better managed for it.
Tips for Tenants
If you're renting in a strata building, you're still affected by the by-laws even though you're not an owner. Here's what to know:
- You must comply with by-laws. Your landlord should provide you with a copy. If they haven't, ask for one. Ignorance of the by-laws is not a defence.
- Report maintenance issues through your landlord or property manager. Common property maintenance is the owners corporation's responsibility, but as a tenant, your channel is through your landlord, not the strata manager directly.
- You can't vote at meetings. Only lot owners can vote. But you can raise issues through your landlord or submit written complaints to the owners corporation.
- Noise complaints against you can result in fines — for your landlord. If you breach by-laws, the owners corporation pursues the lot owner (your landlord), who may then take action against you under your lease.
Before signing a lease, ask for the building's by-laws to make sure they're compatible with how you want to live — especially regarding pets, parking, and noise.
Your Rights and Obligations
As a strata lot owner in NSW, you have clear rights and obligations under the Strata Schemes Management Act 2015:
Your rights:
- Vote at general meetings (one vote per lot for most resolutions)
- Stand for election to the strata committee
- Inspect the strata roll, financial records, and meeting minutes
- Request a general meeting (with 25% of unit entitlements)
- Apply to NCAT to resolve disputes
- Use your lot for any lawful purpose consistent with the by-laws
- Expect the owners corporation to maintain common property in good repair
- Keep a pet (subject to reasonable by-law conditions)
Your obligations:
- Pay your levies on time
- Comply with the by-laws
- Maintain your lot in good repair
- Not damage or interfere with common property
- Notify the owners corporation of any change in ownership
- Get approval before making changes to common property
- Notify the owners corporation before carrying out renovations
Understanding this balance — what you can expect from the owners corporation and what the owners corporation can expect from you — is the foundation of smooth strata living.
Useful Resources
Here are the most useful official resources for strata owners and buyers in NSW:
- NSW Fair Trading — Strata Living — the government's official resource for strata in NSW. Includes guides, factsheets, and the mediation application form.
- NCAT (NSW Civil and Administrative Tribunal) — where strata disputes are heard. The website has application forms, hearing guides, and a database of past decisions.
- Strata Schemes Management Act 2015 — the full legislation. Dense reading, but it's the definitive source.
- NSW Land Registry Services — for accessing strata plans, title searches, and registered by-laws.
- StrataChecks Strata Glossary — our plain-English glossary of 40+ strata terms.
Bookmark these — you'll refer back to them more often than you'd expect.
Series Wrap-Up
Over these six parts, we've covered the essentials of strata living in NSW — from what strata is and how levies work, through governance and decision-making, to reading a strata report, handling common issues, and making it all work for you.
The key takeaway: strata isn't something to be afraid of. It's a system for shared property management, and like any system, it works best when participants understand it and engage with it. The owners who know their rights, read their meeting minutes, and pay attention to the finances are the ones who avoid nasty surprises.
Whether you're buying your first apartment or you've been an owner for years, we hope this series has been useful. If you have a strata report you need to make sense of, StrataChecks can help.