Strata Plan Owners FAQs

When a strata plan is registered in NSW, all lot owners automatically become members of the Owners Corporation (previously called the Body Corporate).

The Owners Corporation is the legal entity responsible for:

• Maintaining and repairing common property

• Arranging building insurance

• Setting and collecting levies

• Managing finances and compliance

• Enforcing by-laws

• Making decisions at general meetings

All decisions are made collectively by owners through voting at meetings or by the elected Strata Committee.

A Strata Manager is appointed by the Owners Corporation to assist with the administration and day-to-day management of the scheme.

At Strata Embassy, this includes:

• Financial management and levy collection

• Trust accounting and reporting

• Organising repairs and maintenance

• Arranging insurance

• Convening meetings and preparing minutes

• Legislative compliance and governance advice

• Supporting the Strata Committee

We act on instructions from the Owners Corporation and within the authority delegated to us.

Common property generally includes:

• Roofs, external walls and structural elements

• Stairwells, lifts and corridors

• Driveways and visitor parking

• Gardens and shared facilities

• Shared plumbing and electrical infrastructure

The Owners Corporation is responsible for maintaining and repairing common property.

If you are unsure whether something is common property, contact us and we can review your strata plan.

As a lot owner, you are responsible for:

• Repairs and maintenance within your lot

• Internal fixtures and fittings

• Paying levies on time

• Complying with your scheme’s by-laws

• Ensuring tenants comply with by-laws

• Notifying the Owners Corporation of changes in occupancy

Generally, if it is inside your lot boundaries and services only your lot, it is likely your responsibility.

For common property repairs, please submit a maintenance request by emailing support@strataembassy.com.au with:

• Your lot or unit number and building address,

• A clear description of the issue,

• Photos (if possible),

• Whether the matter is urgent.

Urgent issues (such as active water leaks or electrical hazards) should be reported immediately.

We will assess the matter and act in accordance with the Owners Corporation’s instructions and delegated authority.

Urgent repairs generally include:

• Burst pipes or significant water penetration

• Electrical faults posing safety risks

• Lift failures

• Storm or structural damage

• Fire safety issues

If outside business hours and the matter is urgent, follow the emergency contractor instructions provided by your scheme.

Most renovations in NSW require some form of approval.

Renovations are generally classified as:

• Cosmetic works – minor works not affecting structure (usually no approval required)

• Minor renovations – may require Strata Committee approval

• Major renovations – require a special resolution at a general meeting

Before commencing any works, you'll need writted approval.

To start the application process, please click here.

Levies are contributions paid by owners to fund the scheme’s expenses.

There are two main funds:

Administrative Fund

Covers day-to-day expenses such as:

• Cleaning

• Utilities for common areas

• Insurance premiums

• Management fees

• Routine maintenance

Capital Works Fund

Covers long-term repairs and major projects such as:

• Roof replacement

• Painting

• Lift upgrades

• Major façade works

Levies are generally based on your unit entitlement and are set by owners at the Annual General Meeting.

Levies are due on the date shown on the notice.

If unpaid, the Owners Corporation may:

• Charge interest (as resolved at a general meeting)

• Issue reminder notices

• Refer the matter to debt recovery

The Owners Corporation has a legal obligation to recover outstanding levies to protect all owners.

In NSW, strata schemes must insure the building.

Strata insurance typically covers:

• The building structure

• Common property

• Public liability

It does not cover:

• Personal contents

• Internal floor coverings

• Personal belongings

• Improvements not covered under the policy

Owners should arrange their own contents insurance and landlord insurance (if renting).

Yes. All lot owners may attend general meetings.

Owners may:

• Vote (if levies are up to date)

• Nominate for the Strata Committee

• Submit motions for consideration

Notices and agendas are distributed prior to meetings.

Owners are entitled to inspect certain strata records under NSW legislation.

You may request:

• Financial statements

• Insurance certificates

• Meeting minutes

• The strata roll

• By-laws

Requests can be made through our office and may attract a prescribed inspection fee.

By-laws are the rules that govern behaviour within your strata scheme.

They may cover:

• Noise

• Parking

• Pets

• Renovations

• Short-term letting

• Use of common property

All owners and occupiers must comply with registered by-laws

We encourage resolving matters informally where possible.

If a dispute cannot be resolved internally:

1. Mediation can be arranged through NSW Fair Trading

2. If unresolved, applications may be made to the NSW Civil and Administrative Tribunal (NCAT)

We are happy to guide owners through the appropriate process.

Owners must ensure their contact details are current.

Please notify us promptly of any changes to:

• Mailing address

• Email address

• Tenant details

• Managing agent details

This ensures you receive levy notices and meeting communications.

Under the Strata Schemes Management Act 2015 (NSW), levies are due and payable in accordance with the resolution passed by the Owners Corporation at a general meeting.

The obligation to pay levies is not dependent on receipt of a levy notice.

While the Strata Manager issues levy notices to the address (or email) recorded on the strata roll, it is the lot owner’s responsibility to:

• Ensure their contact details are current and accurate,

• Monitor levy due dates, and

• Contact the managing agent if a notice has not been received.

Failure to receive a levy notice does not remove the requirement to pay by the due date, and interest may be applied to overdue contributions if resolved by the Owners Corporation.

If you are expecting a levy notice and have not received it, please contact our office promptly so we can reissue the notice and confirm your details are up to date.

The Strata Manager acts on delegated authority from the Owners Corporation.

We cannot make major decisions independently. Expenditure limits, contractor approvals and policy decisions are determined by:

• The Owners Corporation at a general meeting, or

• The elected Strata Committee within its authority

We implement resolutions — we do not override them.

Levies are based on the approved budget adopted by the Owners Corporation at the Annual General Meeting.

Common reasons for increases include:

• Insurance premium rises

• Utility cost increases

• New legislative compliance requirements

• Underfunded capital works forecasting

• Major upcoming repairs

Strata levies reflect the actual cost of operating and maintaining the building in accordance with NSW legislation.

Under NSW legislation, the Owners Corporation may enter a lot with written notice to:

• Inspect common property

• Carry out repairs

• Address safety or compliance issues

Reasonable notice is typically required (except in emergencies).

Owners must provide access where legally required.

A special levy is an additional contribution approved by the Owners Corporation to fund:

• Unforeseen repairs

• Budget shortfalls

• Major works not sufficiently covered in the Capital Works Fund

Special levies require approval at a general meeting.

No.

Levy payments are a statutory obligation under NSW legislation.

If you disagree with a decision of the Owners Corporation, you may:

• Raise the matter with the Strata Committee,

• Seek mediation through NSW Fair Trading,

• Apply to NCAT if necessary.

However, levies must still be paid when due.

Contractors are appointed by the Owners Corporation or Strata Committee in accordance with their delegated authority.

We obtain competitive quotations where required and provide recommendations based on:

• Compliance.

• Experience.

• Cost.

• Scope clarity.

• Insurance and licensing.

Final approval rests with the Owners Corporation or Committee (within delegation limits).

NSW legislation requires most strata schemes to prepare a 10-year Capital Works Fund Plan.

This plan forecasts major future expenditure such as:

• Painting.

• Roof replacement.

• Lift upgrades.

• Structural repairs.

It helps ensure levies are set responsibly and avoids unexpected special levies.

The Owners Corporation may issue:

• A notice to comply,

• A formal breach notice,

• An application to NCAT if the breach continues.

The Owners Corporation, not the Strata Manager, ultimately decides whether to pursue enforcement action.

Strata schemes in NSW are highly regulated.

The Owners Corporation must comply with legislation covering:

• Fire safety.

• Building maintenance.

• Financial reporting.

• Insurance.

• Work health & safety.

Strata management today requires structured governance and professional oversight to ensure compliance and protect asset value.

All requests for spare keys, security fobs, access cards or garage remotes must be submitted through our online request form.

For security and record-keeping purposes, we do not process key or device requests by phone or general email.

Please click here to submit your request.

When submitting your request, please ensure:

• You provide the correct building address and unit number

• Your contact details are current

• You confirm whether you are an owner or tenant

Tenants may be required to obtain landlord or managing agent approval before a device is issued, depending on the building’s rules.

All devices are issued in accordance with the building’s security procedures and applicable approvals.

Devices will not be released without proper identification and any required approvals.