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Lifestyle Strata Group

Case Studies ​/ Blogs / Articles

Keeping Strata Owners & Communities Informed. 
​We publish informative case studies, blogs and articles on all aspects of strata living to support and educate current and future property owners. Our content aims to promote transparency and best practices. We also feature detailed case studies, that highlight issues experienced under previous strata managers, reveal how we have solved issues with our current strata owners and demonstrate how our tailored solutions have delivered measurable improvements for our clients. ​These real-world examples reflect our commitment to being proactive and client-focused, and seeking continuous improvement. By keeping owners well-informed and involved, we help foster stronger, more efficient strata communities—one property at a time. 
​Knowledge empowers better decision-making, and we are proud to lead the way. 
Case Studies 
Strata Management - St Peters (Nov)
Another strata building joins Lifestyle Strata
BRIEF
​1. Our current strata does not send the levies out on time and often they are done incorrectly.
​2. They seem too busy for us now where as before they gave us good service.
​3. We have a building manager. The strata company never discussed the financials and budgets with the building manager to keep track of expenses and discuss up-coming expenses.
​4. We are looking for a strata company that understands finances so they can keep the committee well informed. 
​OUR OFFER
​1. We use one of Australia`s most used software to manage our levies and buildings. They are the industry leaders and have been around for more than 30 years. 
​Our levies are meticulously checked before they are sent to owners. 
​2. Service is our fortè which sets us apart from our competitors. We reply to calls by the end of the day and emails are replied to either same day or within 24 hours. 
​3. When there is a building manager on site, we talk regularly with them and go through the budget and expenses every month. to see how the strata is tracking and if adjustments need to be made. 
​4. Finance is an integral part of strata management and where we excel. We treat your building funds as if they were our own. One of the trades once told us that we were treating the funds of the building as if they were our own when we queried the cost of a job. So we took that as a compliment. 
Strata Management - North Bondi (July)
​Another strata building joins Lifestyle Strata
​BRIEF
1. We want a better service from our strata manager, who returns calls and emails within a reasonable time.
2. We want to be kept up-to-date on issues with the building and when repairs are done.
3. We want to use some of our own qualified trades.
4. We want to have online voting capabilities and electronic voting.
5. We want our strata manager to pop in every now and then to check on the building ie be proactive.
​OUR OFFER
1. We return calls by the end of the day if not earlier. Emails are replied to within 24hrs or earlier.
2. We regularly keep the committee informed of issues or repairs needed and quotes are sent to the committee for approval, ensuring they kept informed. 
3. We welcome your qualified trades at no extra cost to you.
4. Our advanced online voting strata technology allows voting 24/7/365.
5. For building visits, it is part of our service excellence that we pop into the buildings regularly, at no extra cost to owners.​​
Strata Management - Bondi (March)
​Another strata building joins Lifestyle Strata
​BRIEF
1. We have been with our current strata manager for many years and what's missing is we need a more hands-on strata manager not just a voice on the other end of the phone.
2. We want more guidance or opinions on what is best to do in certain areas/situations.
3. We want to deal with one strata manager and not have changing strata managers in the company, as they don't know the history of the building.
4. We want to have access to an online portal for all our books and records and be able to approve invoices online instantly.
5. We want our strata manager to show initiative in helping us manage the building.
OUR OFFER
1. We very hands-on and love the feeling of driving past our building knowing it's running at optimum efficiency and all work is up-to-date.
2. By dealing with many size unit blocks we have the experience to suggest the best and most cost-effective solution.
3. We offer one point of contact - the director.
4. We use the industry leading online software that offers your own buildings records, online approvals and much more.
5. We use and work with local trades to help identify possible issues before they happen.
6. We welcome your existing trades as we don't take a commission from any of our trades.
Strata Management - Rose Bay (Nov)
​Another strata building joins Lifestyle Strata
BRIEF
1. We have been with our current strata manager for approximately 9 years and in the beginning they were fantastic then the strata managers changed and they missed paying invoices leaving us suddenly with approximately $24,000 owing to various trades.
2. We are about to take on huge remedial works and need a strata manager that has the experience to help us apart from keeping on top of daily responsibilities.
3. We want to keep using some of our own trades as they know the building well and we do not want to be forced to use other tradesmen.
4. We want to have better control of seeing all invoices received when they arrive to the strata manager and look at the up-to-date financials when it suits us.
5. We want service, service, service.
OUR OFFER
1. We offer an online portal which allows:
a) Invoice approvals.
b) Past history of invoices paid.
c) Past history of all quotes.
d) Access 24/7 to financial records, levy arrears etc.
2. We deal with large remedial issues in a methodical way, by using our various trusted consultants and engineers. This allows the owners corporation to make the best informed decision to move forward.
3. All licensed trades are welcome, so you can use ours or yours, it`s up to you.
4. We use the industry leading online software that stores all your records online with backups done also.
5. We are local and offer one point of contact for your building - the director, while efficiently using our team in the background to assist.
6. We get great satisfaction in offering outstanding service. We expect that from our trades, so we know what it feels like when you don't receive it. 
Strata Management - Vaucluse (Sept)
Another strata building joins Lifestyle Strata
BRIEF 
1. We are a new building, one year old and we want a strata management company that is more involved in helping us manage the building. The owners all come from houses so this the first time we are living in a strata scheme.
2. We are looking to reduce costs and want guidance on how to do this.
3. We want phone calls and emails responded to in a timely manner.
4. As we are a new building we want help with ensuring all the building defects are fixed before the warranty period runs out.
5. We want to see the financials of the strata daily.
​​OUR OFFER
1. We are known for being hands on and have the systems in place to provide as much assistance as needed. We take the extra time to explain everything in lots of detail, so you can make informed decisions that are best for the strata.
​2. We regularly monitor trade prices and contracts compared to our other buildings so you are paying the correct costs. We also negotiate prices as our trades do lots of work for us in all our other buildings.
​3. Calls are returned that day and emails within 24 hours.
4. We have the software system, procedures and experience to ensure your defects are attended to in a timely manner and hold the builders bond until its completed.
5. We have an online portal offering access to the live financials of your building, including any quotes and invoices – all 24/7/365 days.
​
​
Strata Management - Camperdown (May)
Another strata building joins Lifestyle Strata
BRIEF
1. We are a strata building that used to have a management agreement with a serviced apartment operator. They left the place in a mess and the previous strata manager was based in Queensland which didn't help either. We need to ensure that all compliance is met from the Annual Fire Statement to the lift registration with Safe Work NSW.
​2. We want a strata manager that visits the property on occasions.
​3. We want someone local.
​4. We need good and efficient trades
​​OUR OFFER
1. We go through all the previous records for compliance and engage the required trades from our trusted panel to do the works needed to comply. We obtain quotes and work with the committee and owners corporation to work out a financial plan to get everything sorted, using existing funds or via a Special Levy.
2. We visit all our buildings during the year on a number of occasions to check all is okay or meet trades or consultants to ensure we fully understand the works to be done, so we can keep all parties well informed.
​3. We are based in Bondi Junction, so we are close to your building.
4. We have a number of trusted and reliable trades on our panel, ready to jump in when required.
Strata Management - Bondi Junction (June)
Another strata building joins Lifestyle Strata
BRIEF 
1. We were managed by one of the large strata companies and our strata manager was good but they left and then we got passed from one manager to another. We want consistency.
2. We want a strata manager that returns emails and calls promptly.
3. We want someone local.
4. We need good and efficient trades.
OUR OFFER
1.We structure our company better and what we do differently is you deal with the director of the company who has a team in the background that assists. Everything goes through the director so you will be well looked after.
​2. All calls are returned same day, while emails are either same say or following day.
3. We are based in Bondi Junction so just minutes away.
4. We have a number of trusted and reliable trades on our panel, ready to jump in when required.
Strata Management - Bondi (July)
Another strata building joins Lifestyle Strata
BRIEF
​ "We want a company that uses good and reliable trades, offers a higher level of service and is proactive in managing our building."
OUR OFFER
1. We only use experienced and knowledgeable trades that align to our service excellence.
2. We offer 24/7/365 online access to all books and records.
3. We offer our expertise to streamline the running of the building, to have it run efficiently and more cost-effectively, saving owners money.
Strata Management - Marrickville (June)
Another strata building & community scheme joins Lifestyle Strata
BRIEF
​1. We are part of a community scheme and looking for a strata company to manage our strata within the scheme and also the Community Scheme. 
​2. We are looking for a company that understands how community schemes work and ensure things are actioned quickly, as currently things take a long time to be done. 
​3. We are looking at doing some major works and want a company that is hands-on and can lead this work from quotes to completion in an effective and efficient way. 
​OUR OFFER
​1. We are qualified to deal with Community Schemes even though they fall under different regulations in the ACT. We constantly keep up-to-date on changes and developments in the industry that deal with this type of Scheme. 
​2. Dealing with the various members of the Executive Committee takes knowledge and experience and we bring both of those to benefit all stake holders involved. 
​3. Our experience in how to deal with major works comes from our background involvement in some major works for construction of shopping centres, industrial parks and houses. So we understand how the pieces fit together and bring that knowledge and experience with us. 
Strata Management - Stanmore (Sept)
Another strata building joins Lifestyle Strata
BRIEF
1. We want to change ASAP. Our strata manager does not listen to us, does his own thing, does not give us the information we want and makes things difficult, never mind not returning calls or emails.
2. We want a company that wants to work with us, and help get the work done that is needed to be done . We want more transparency of costs and expenses.
3. We are having to spend a lot of wasted time on things that the strata manager should do and want to deal with someone that actually cares about our building.
4. We want to approve all invoices and access to the up to date financials online instantly.
5. We want our strata manager to show initiative in helping us manage the building.
OUR OFFER
1. We offer a very personalised service as we believe that is what service is all about and what is expected. You pay us so you can get back to doing the things you want, knowing we are on top of everything else, to help run your building as efficiently as possible.
2. By dealing with many size unit blocks we have the experience to suggest the best and most  effective solutions for efficiency and costs.
3. We offer one point of contact  so you have the same strata manager throughout as they will know your building and history the most.
4. We use industry leading online software that offers your own building`s records, online approvals and much more, all available 24/7/365.
5. We are local and work with our trades to help identify possible issues before they happen.
6. We welcome your existing trades as we don't take a commission from any of our trades.
Strata Management - Randwick (Nov)
Another strata building joins Lifestyle Strata
BRIEF
1. We are a self-managed strata and with all the constantly updating of legislation , we feel the time has come to have a professional strata manager help us.
2. We are looking to keep costs down, so the committee is happy to do some of the work load.
3. We want phone calls and emails responded to in a timely manner.
4. Having been self-managed since the strata started we still want to see the financials of the strata on a daily basis, monthly and quarterly.
​OUR OFFER
1. We help manage all types of strata from new to existing ones and we will incorporate your building information and financials into Australia's leading software system.
2. We offer 3 levels of service that you can choose from and suits you best.
3. Calls are returned that day and emails within 24 hours.
4. We have an online portal offering access to the live financials of your building including any quotes and invoices – all 24/7/365 days.
Strata Management - Rose Bay (March)
Another strata building joins Lifestyle Strata
BRIEF
1. We want to change as our current strata manager is not giving us the service we want.
2. We want to reduce the work load on the committee.
3. We want someone who will be more hands-on.
OUR OFFER
1. We offer service, service, service.
2. We use the leading strata software in the industry which helps automate processes and therefore reduces the work required by the committee.
3. We meet trades on site when needed to ensure they understand the work required.
Strata Management - Rose Bay (July)
Another strata building joins Lifestyle Strata
BRIEF
1. We have been with our current Strata Manager for approximately 15 years since the building was built and they managed it well until we started to have bigger maintenance issues, building defects and waterproofing problems in the building.
2 This needs a more experienced strata manager who is more HANDS-ON and has a background in construction.
3. We want someone who can help guide us through dealing with issues at hand, in the most cost effective way and who knows the right trades and consultants to get the job done QUICKLY.
4. We have some retail and some commercial space as part of the strata that are not doing the right thing and we need to get this sorted out.
5. We want to keep using some of our own good trades as they know the building well and to use some of yours also.
6. We are busy in our own lives and don't want lots of emails in order to make decisions or approve invoices.
7. We want HANDS-ON and QUICK ACTION.
OUR OFFER
1. We bring years of experience in construction on shopping centres, commercial properties, residential buildings and homes that allow us to better understand the issue and convey that to the committee and then manage the repairs in the most cost effective way.
2. We are known for being more HANDS-ON to solve things QUICKLY.
3. We bring a certain skill set that allows us to deal with more complex building issues and convey that to the committee or owners corporation, so it can be resolved quickly.
4. We are strict in ensuring all lot owners comply with the by-laws and quickly take action to rectify the situation at hand. That can be either going through the tribunal or solicitors or updating the by-laws to have better and tighter controls.
5. We welcome all trades as long as they are licensed and insured and offer fantastic service.
6. We send limited emails that are clear and concise so the committee can easily make decisions. All the invoice approvals are done online and are quick and easy to check and approve. 
7. We are very HANDS-ON, action things QUICKLY and visit our strata properties without being asked.
Strata Management - Coogee (May)
Another strata building joins Lifestyle Strata
BRIEF 
1. We are an older style building, that wants better service and guidance from a strata management company. The building is a mix of owners and investors.
2. We want to use some of our own trades.
3. We want someone local.
​OUR OFFER
1. We are known for fantastic service levels and expertise in helping buildings complete basic repairs to major works. We are in the process of helping another building complete remedial works for about $2.3m.
​2. You are welcome to use your own trades as long as they licensed and have the required insurances. We don't make money off the trades so if they are great, we are very happy to add them to our panel of trades to use on our other buildings.
3. We are based in Bondi Junction, so just minutes away.
Strata Management - Tamarama (May)
Another strata building joins Lifestyle Strata
BRIEF
​1. We are a small block of units and feel we are not getting value for money. We are being charged too much considering it`s a new building and not a lot of work is needed.
​2. We want more control of when money is spent.
​3. We want to use our own trades .
​OUR OFFER
​1. We base our management fees on what works for the building and not what works for us. We have 3 levels of service that you can choose from to suit your needs.
​2. We offer an online portal where invoices are sighted and approved by the committee before payment is made. Additionally, all quotes are sent to the committee for approval before work orders are issued.
​3. We welcome that and you have the option to use your trades or trades from our panel. Either way, we don`t take any fee or commission from any trades.
Strata Management - Bondi Junction (Feb)
Another strata building joins Lifestyle Strata
BRIEF
​1. We have been with another strata company for 20 years and stopped getting the service we once had. 
​2. We want someone who understands what ``service`` means.
​3. Money was paid on work that was not completed. 
​​4. Someone who takes pride in doing a good job and would take the extra steps to achieve a good result.
​OUR OFFER
​1. We put the utmost effort into servicing our clients by returning calls in the same day and replying to emails either same day or within 24 hours. 
​2. We offer the committee an online portal where invoices are approved by them before we pay them - giving the committee full control of payments. 
​3. We are proactive strata managers and visit the property on occasions at no extra cost. All our business so far has come from referrals, which is a testament to how we look after our clients.
​
More To Come !

Would you like to swap over to Lifestyle Strata ?

​click here
Blogs
Budgets and Levies

Each year one of the most important decisions you will collectively make is how much money to contribute to Administration and Capital Works. These funds are integral to the “survival” of your greatest asset and a well-structured budget ensures long-term financial health. 

It's important to avoid operating administrative budgets in deficit and Lifestyle Strata takes this very seriously, especially as prospective purchasers look closely at the financials. Operating in deficit might be the difference between a sale or no sale.  If a building’s budget is running at a loss, we will recommend reducing expenses or increasing levies (even if gradual), rather than raising a special levy.

We methodically analyse previous years’ budgets to determine if the owners corporation has been “living beyond their means” and turn this around by accurately incrementing expenditure based on previous year actuals and anticipating foreseeable future increases.  If the levies are higher than needed, we highlight this to owners, should they wish to decrease the levies for a period of time. Much time is given to determining your building’s budget - it’s not simply a guessing game and remember the decision on how much and how to spend is entirely the owners’. 


Written by the Lifestyle Team

Keeping of Pets

There’s no longer a blanket ban of our furry friends which is good news for those with pets moving into strata. However, there are still pet regulations and by-laws, so it pays to check them out before submitting an application. In mid-2025 the NSW Government brought in changes to strata laws, making it easier for assistance animals and easier to obtain consent from landlords (see article “Keeping of Pets – Tenants”). Currently, some of the key conditions are:
1. The owners corporation cannot stop you owning a pet, as long as it doesn’t disturb other residents and isn’t a “dangerous” or restricted breed.
2. The owners corporation cannot charge a fee or bond, or require insurance to be taken out for a pet.
3. You may need to seek permission from the owners corporation in writing before you get a pet (see our “Pet Application” under Forms).
4. For complaints about someone else’s pet, read the by-laws and speak to them first before contacting the owners corporation.
A landmark case in 2020, Cooper v the Owners – Strata Plan No 58068[2020] NSWCA 250 cost the owner around $250,000, but resulted in an eventual win in contesting a blanket ban. Click on links for details. 
​
​​For further reading click below ( link may expire if taken off their website )
1. Cooper v The Owners – Strata Plan No 58068 [2020] NSWCA 250 
​2. Sprint Law
​
​Written by the Lifestyle Team

References: 
​NSW Government – “Pets in Strata”
​Sprintlaw website

Keeping of Pets - Tenants

Changes to rental laws commenced May 2025 making it easier for tenants to keep pets. In addition to applying to your landlord, you may need to apply to the owners corporation. They may also require evidence of the landlord’s consent as part of the application.

Landlords can only refuse tenant requests for certain reasons and if they don’t respond in writing within 21 days, the application is deemed “approved”. 

A few of the valid reasons are:

1. The property is unsuitable for the animal because of fencing or lack of open space or it would harm the animal’s welfare.

2. Keeping the animal would break other laws, local council rules, strata or community scheme by-laws, or a residential community rule.

3.The tenant did not agree to a reasonable condition for keeping the animal.

Once consent is given, it’s for the duration of the tenancy at that property. So if your application is unreasonably denied, or comes with unreasonable conditions, then you may apply to the Tribunal for consent.

The new strata laws also include “strengthened accountability” for strata committees, so it’s important committees are aware of these changes to keeping pets and ensure the scheme’s by-laws are in keeping with these changes.


​​For further reading click below ( link may expire if taken off their website )

1. Changes to rental laws 

2. Pets - Rentals


Written by the Lifestyle Team

  

References:

NSW Government – “Keeping a Pet in a Rental Property”


Fire Safety

You may recall the tragic London Grenfell Tower fire in which 72 people died and 70 were injured.  It was considered the worst residential fire in UK’s history since the Blitz of WWII.

Consequently, combustible cladding (polyethylene insulation), as the catalyst for the severity of the London blaze, came under the microscope. As a plastic it behaves differently. Polyethylene becomes fuel. It inflames and spreads fire. In 2019, NSW high-rise buildings were required to identify combustible material and a register was established to record these buildings.  

This wake-up call has changed the landscape of fire protection and now regulations are even more stringent. Reforms in fire safety were introduced incrementally from February 2023 to make buildings safer and increase compliance.  In brief, some of these measures were increasing the involvement of FRNSW, creating an independent checker to assess newly installed safety measures before building occupation, and mandating procedures for maintenance.

It’s very important that all buildings comply with current regulations and obtain an Annual Fire Safety Statement. In addition, ensure equipment, such as smoke/heat detectors, is operating effectively. False alarms are costly – fire truck single visits are $1,600 and this can add up quickly over time.


​​For further reading click below ( link may expire if taken off their website )

1. Reforms to fire safety regulations


Written by the Lifestyle Team


References:

Grenfell Tower Fire – Wikipedia, The Free Encyclopedia

Australian Disaster Resilience Knowledge Hub – Australian Government National Emergency Management Agency




Strata Living - Facts and Figures

As of the last survey done in 2024, Unit dwelling has grown in popularity. 15% (approximately and conservatively 1 in 6 Australians) now live in strata according to the 2021 Census. This equates to around 2.5 million residents living in 3,191,244 units in 368,234 strata developments and this will continue to increase as more Australians realise the benefits of downsizing.

In NSW, 17% of residents live in 1,073,277 units in 91,346 strata schemes. In Victoria, 18% live in 1,044,400 units in 128,896 schemes. In Queensland, 13% live in 539,154 units in 52,920 schemes. In Western Australia, 10% live in 261,660 units in 52,878 schemes and 8% of South Australians live in 130,475 units in 23,854 schemes. 22% of residents in the ACT live in 77,932 units in 4,840 schemes and in Tasmania 8% live in 38,919 units in 10,537 schemes. 16% of Northern Territorians live in 25,427 units in 2,960 schemes.

Do you know there are currently 2,796 full-time strata managers Australia-wide looking after these schemes? So, if you plan to continue residing or investing in strata, the future looks bright in this growing industry as the needs of unit dwellers are met by professionally trained strata managers like Lifestyle Strata Group, keeping abreast of the ever growing and changing regulations. 


For further reading click below ( link may expire if taken off their website )

1. “Strata Living: A guide to essentials for strata owners”.


Written by the Lifestyle Team

 

References:

Australasian Strata Insights 2024 Report & Infographics – Hazel Easthope, Yi Lu & Alejandra Rivera - UNSW City Futures Research Centre

Australian Bureau of Statistics (2021) – Australian Census 2021


Great Contractors

Does your building have a swimming pool?  Are you happy with your pool cleaning service?

Lifestyle Strata Group can get your pool back to a sparkling and enticing condition using only the best pool contractors. 

We carry out rigorous checks and balances through our 3rd Party compliance company  “ARM Contractor Compliance” to ensure that every contractor is suitably qualified and insured.  

For once-off maintenance works, whether major or minor, and prior to the invoice being paid, we follow up with the contractor and committee to ensure that the work has been completed on time and to a standard the committee are happy with.

When it comes to your investment, Lifestyle Strata knows how important it is to maintain all aspects of your building. Only the most experienced, efficient and reliable contractors are engaged to carry out regular maintenance, ensuring your most important asset is always well maintained and remains compliant. 


Written by the Lifestyle Team



Before
After
Short-Term Letting

On 10 April 2020 short-term rental accommodation laws changed identifying 3 months or less as short-term and enabling laws to be regulated through NSW Fair Trading, the strata scheme’s By-laws local councils and police. Short-term letting is not covered by Residential Tenancy laws and has been a somewhat high-profile and contentious issue in strata communities. A mandatory Code of Conduct (see link below) was introduced in December 2020 and now applies to all participants including letting agents, guests, hosts and platforms. Further, new disciplinary actions can now be enforced (including an Exclusion Register) through NSW Fair Trading and NCAT.

Perhaps the most practical control for owner corporations is the adoption of enforceable By-laws that restrict the types of short-term rentals and number of occupants. This only applies to those owners whose unit is not their principal place of residence.  Principal places of residence are permitted to short-term rent through platforms such as Airbnb, StayZ or Booking.com however, all other By-laws such as noise, use of common areas etc must still be complied with under any circumstances. All owners should make themselves very familiar with their schemes’ By-laws to ensure peaceful and harmonious living for all residents.

 

Written by the Lifestyle Team

 

References and Further Reading

https://www.fairtrading.nsw.gov.au/resource-library/publications/code-of-conduct-for-the-short-term-rental-accommodation-industry

https://gracelawyers.com.au/strata-living-and-short-term-rentals-nsw/

https://www.nswlrs.com.au/About/About/Announcements/94

​Articles
​( longer reading )
Timeline of Strata Laws Coming Into Effect

In place since 1961, NSW’s strata laws have been essential for the effective operation of strata schemes throughout the State, and the wellbeing of strata owners. Over the years NSW Strata legislation has evolved and changed to remain up-to-date with the increase in and changes to government policies and growing needs of strata communities. Strata managers, through regular training, keep abreast of these changes in the best interests of strata unit owners and so that the regulations are adopted via Annual General Meeting motions. Through Amendment Bills introduced through NSW Parliament the transparent operations and accountability of strata managers and strata committees will remain steadfast to ensure proper industry practices continue.

The time line below is a snap shot of these laws that will continue to expand into the future. 


The list will be updated so you can check in from time-to-time and see what new legislation has been introduced.


Year 1961 :

  • December 1961 - Strata legislation was originally introduced in NSW

 

Year 2016:

  • 30 November 2016 - The Strata Schemes Development Act 2015 and the Strata Schemes Management Act 2015 (together with their respective Regulations (Strata Schemes Development Regulation 2016 and the Strata Schemes Management Regulation 2016)
  • 30 November 2016– New Strata Committee Renewal. Mandatory for schemes registered post 30 November and voluntary before this date 

Year 2018:
  • 22 Oct 2018 -New buildings to report on combustible/non-compliant cladding and proceed to remove this cladding. 

Year 2020:  

  • 10 April 2020 - short-term rental accommodation laws changed identifying 3 months or less as short-term and enabling laws to be regulated through NSW Fair Trading, the strata scheme’s By-laws local councils and police.

Year 2023:

  • 15 April 2023 - Pets allowed in strata buildings and cannot be refused unless a valid reason such as dangerous breed or disturbing residents.
  • 11 December 2023 - Pets cannot be restricted and a bond cannot be required in relation to approvals to have pets.
  • 11 December 2023 - Extended tenure of strata committee renewal from 1 to 2 years.
  • 11 December 2023 - Extended notice periods for AGMs from 7 days to 14 days
  • 11 December 2023 - Paying back funds used from one fund to another. Non-mandatory
  • 11 December 2023 - An owners corporation can now just consolidate their current by-laws by special resolution even where they do not have any change of by-laws to register
  • 11 December 2023 - Obtain two quotes in relation to works in excess of $30,000, so that they apply to all strata schemes, not just large schemes (ie 100 lots and over) . The two quotes must also be from unrelated entities, or an explanation given as to why this could not be done.
  • 11 December 2023 - The restrictions on the number of proxies a person can hold are being extended to also apply to votes held by company nominees and powers of attorney.
  • 11 December 2023 - Two lot schemes being the reduction in voting power of original owner and removing requirement to obtain a resolution in a general meeting to pursue of a breach of by-law
  • 11 December 2023 - Extending the notice period for AGM’s of neighbourhood associations to 14 days from 7 days

 

 Year 2024:

  • 1 June 2024 - Schemes are required to keep new records in an electronic form.

  

Year 2025:

  • 10 February 2025 – Expanded duties and new training for committee members. ( to be clarified later in the year 2025 )
  • 3 February 2025 - Additional disclosures of commissions (s60) both past and future for strata managers. ie training, gifts, connections with suppliers (trades) or building developers
  • 1 July 2025 - New Sustainability Special Resolution Motion to be included in AGMs every year from this date. 
  • 1 July 2025 - Increase to Strata Record Fees payable to strata managers other than from owners for both Strata Schemes and Community Schemes. (a) From $31 to $60 incl GST for first half hour. (b) From $16 to $30 incl GST for each half hour after first hour. Fees apply whether the search is done online or in person and must be available through electronic access through a secured means


***The information contained in this article is general information only and not legal advice. The currency, accuracy and completeness of this article (and its contents) should be checked by obtaining independent legal advice or through your own research before you take any action or otherwise rely upon its contents in any way.

Sustainability Motion In AGM Now Mandatory ( from 1 July 2025)

“Sustainability” is the new catchcry and what the UN and governments around the world are urging populations to adopt in all aspects of daily living.  In light of this, NSW Government has introduced an amendment bill to the Strata Schemes Management ACT 2015 which addresses sustainable measures in strata living. The introduction of a mandatory sustainability motion in the Annual General Meeting ( AGM ) allows schemes to readily adopt these measures for more efficient common property infrastructure.

Governments and affiliated organisations have been focusing on “climate change” in recent years. Services Australia has adopted an Environmental Sustainability Policy which manages and reports on greenhouse gas emissions, energy and resource use, and waste as a result of this. Now owners corporations are requested to do their bit by putting in place “greener” facilities for all residents.

 

In the long run, this means contributing to reduced or greater efficiency in consumption of energy, reduction in pollution, waste landfill and greenhouse gas emissions, increased recovery or recycling of materials and sustainable forms of transport. In regional towns like Illawarra NSW and Esperance WA, and as part of an energy transition program put in place by the state governments, residences are switching over from gas to electricity coupled with solar power, and being powered by wind and solar farms. For those buildings operating on gas, while the change over to electricity is not always feasible or cheap, it’s worth looking into the government subsidies to defray the initial costs.

Strata schemes should address ways to reduce the “carbon footprint” through the reduction in power usage, whether individually or collectively.  This means the owners corporation needs to look at incorporating infrastructure into its Capital Works plan so that funds are put in place to purchase common area infrastructure in a move towards a more sustainable future.


Under the Strata ACT, infrastructure initiatives or changes may be approved by the owners corporation with consideration of the type and the intended purpose of those initiatives or changes.  For example, types of changes could include but not limited to: 

  1. Solar photovoltaic (PV) panels and associated electrical systems,
  2. Electric vehicle (EV) charging stations,
  3. LED lighting upgrades in common areas,
  4. Rainwater tanks and water-saving plumbing fixtures,
  5. Energy-efficient heating, ventilation, and air conditioning (HVAC) systems

Previously, approval to change common property required a Special Resolution (75% yes vote) however, the new amendment to the Strata ACT motion requires only 50% or more persons who are present and eligible to vote to be in favour of the sustainability Special Resolution motion.  Further, the resolution can include financing or changes to by-laws to accommodate the installation and use of the infrastructure.

Before the sustainability infrastructure Special Resolution is approved, the owners corporation must consider the following factors:


1.  Identify who will own, install and maintain the infrastructure. For example, do solar panels remain common property or be lot owners’ fixtures even though attached to common property?

2. Determine who will be able to access the infrastructure - whether some or all of the lots in the scheme can use the infrastructure.

3. Consider the costs of the infrastructure works including the operating and maintenance costs.

4. Address any future matters prescribed under the Strata Schemes Management Regulations 2016


Whether strata schemes are or are not in favour of moving toward a “sustainable” future, the costs saving alone should be an incentive to look closely at ways to improve or overhaul the common property infrastructure operations and maintenance. With many people now owning electric cars and more and more buying them, there may be the necessity for charging stations in common area carparks or with continually rising electricity costs, the need to consider solar panels installation. 


Lifestyle Strata is ready to help and guide you on the best way to adopt the sustainability infrastructure change. A new motion will need to be put in all that will appear in Annual General Meetings and done each year from 1 July 2025.


Written by the Lifestyle Team


References:

ABC News report – 20 June 2025 & 19 September 2024

Bannerman's DIY By-laws – “Sustainability Infrastructure Amendment – General Categories: Sustainability”https://diybylaws.comn.au/sustainability-infrastructure-amendment-general/

Strata Building Defects

In some instances, strata owners don’t place enough importance on the physical condition of their greatest asset, so it’s pertinent that the NSW Government presented a Survey Report completed in November 2023 on the findings and statistics of serious defects.  This lengthy report highlights the decrease in serious defects since 2020, yet 53% of the buildings had serious defects in common property in the 6 years following construction.  The report includes information on identifying and resolving serious defects, and qualitative interviews with strata managers, representing 642 buildings, who completed surveys on behalf of the owners corporations.


Some of the key findings in the Survey were:

  • 53% of NSW buildings have serious defects which is up from 39% in 2021
  • The most prevalent defects include waterproofing, fire safety and main services, structural and non-compliant cladding.
  • The average rectification costs were $283,000 per building.
  • 34% of consumers are now confident to report defects to the regulator.
  • 94% had current annual fire safety statements issued within the last 12 months.
  • Serious defects were resolved within 12 months for almost half of the buildings.
  • Most common barriers dealing with serious defects were delays and lack of communication with trades or developers, and upfront costs such as professional and legal.

Many serious defects can be contributed to poor workmanship in the initial build so it is very important for owners in a new development to assess all common infrastructure and physical condition of the building and ensure the quality is of the highest standard, and if not, report early to the regulator.  Through Project Intervene, a program that uses the RAB Act requiring developers to fix serious defects, there has been an increase in owners corporations’ engagement, so the message is getting across that early intervention will result in good outcomes over the long-term.


Waterproofing

Ineffective or old waterproofing or water ingress of any nature, especially over time, can be detrimental to the structural integrity of the building. While the incidents of waterproofing are declining according to the Survey, there are still plenty of leaking showers where the water, over a period of time, seeps into an adjoining or below lot/s.  One serious incident resulted in almost $30,000 worth of damage to a unit below when the waterproofing leak wasn’t detected by a tenant with dementia for well over a year. 


Cladding

In 2019 a register was established to record combustible/non-compliant cladding in all Australian strata buildings thanks to the 2017 London Grenfell Tower tragedy in which 72 people lost their lives due to the use of polyethylene insulation in the external wall gaps. A flow-on has been more mandatory and stringent fire safety measures and the introduction of Project Remediate, a voluntary program that supports owners corporations to replace non-compliant cladding on high-risk buildings and provides 10-year interest free loans to encourage action.


Facts

The 2023 Survey utilised data from the Strata Hub with the majority of responses from schemes in the Greater Sydney region. Of statistical note:

  • The average number of stories was 9 and the median number was 7 and buildings ranged from 4 to 83 stories.
  • The average number of lots per building was 87 and the median number was 56 and the buildings ranged from 2 to 534 lots. The average number of lots per building was 87 and the median number was 56 and the buildings ranged from 2 to 534 lots. The average number of lots per building was 87 and the median number was 56 and the buildings ranged from 2 to 534 lots.
  • The age of the buildings ranged from 2016-2022 (registration date)he age of the buildings ranged from 2016-2022 (registration date)he age of the buildings ranged from 2016-2022 (registration date)
  • The average insured value of the buildings was $73.9 million and the median value was $31.4 million and the values ranged from $140,000 to $1.1 billion.
  • $79 million was reported to have been spent as a result of serious defects in common property and the average spend was $283,000 per building.
  • Only 9% of buildings had recovered any of the costs and for these buildings $13.1 million of the $24.1 million of costs were recovered. The average amount recovered was $1.05 million.


Summary

As more work needs to be done in addressing the ongoing issues of building defects, the 2023 Survey Report raises the profile of this important aspect of strata communities and paves the way for an even greater focus on the prevention and management of all defects. If you do purchase in a new strata scheme, it is recommended to get an independent company to check the building for defects and write a report.

 

Written by the Lifestyle Team

 

References 

NSW Government – “2023 Strata Defects Survey Report – November 2023”


Selling to a Developer - A Collective Sale

The NSW Government has made provisions under Part 10 of the Strata Schemes Development Act 2015 and Part 6 of the Strata Schemes Development Act 2016 for the sale or  redevelopment of schemes. Under the Strata Scheme Renewal Plan owners corporations are provided a legal framework to collectively work through a sale or redevelopment process. 


Significantly, the introduction of this Act in 2016 meant the approval to sell, changed from 100% to 75% in agreement. Accordingly, provisions have been made for all owners including dissenting owners to ensure they are appropriately compensated as per Part 10, Clause 171 of the Act “ (1) If a strata renewal plan is for a collective sale of a strata scheme, the amount paid for the sale of the lots and common property in the scheme must be apportioned among the owners of the lots in the same proportions as the unit entitlements of the owners’ lots” and “(2) If a strata renewal is for a redevelopment of a strata scheme, the plan must provide for each dissenting owner’s lot to be purchased at not less than the compensation value for the lot”.


Under the Strata Scheme Renewal Plan, if the scheme was registered after 30 November 2016 or if the scheme was registered prior to this date but a resolution to opt in to the scheme is passed at a general meeting, the legislation requires certain stages to be followed, detailed information provided and timeframes adhered to before the sale can be put into effect and the scheme “dissolved” through the Land and Environment Court.


Selling to a developer can be a complex, challenging and drawn-out process, yet, if done correctly and successfully, it can be very rewarding for those in favour.  Ideally, it should be a unanimous decision and there are many things to consider when contemplating the sale such as:


1.  The physical condition of the entire building, that is, if the building is deemed “unsafe” or in such a state of dilapidation that to revive or upgrade would be unwarranted and far too costly.  The physical condition of the entire building, that is, if the building is deemed “unsafe” or in such a state of dilapidation that to revive or upgrade would be unwarranted and far too costly.

2.  What the council would allow the developer to build and if they could make a decent profit.  What the council would allow the developer to build and if they could make a decent profit.

3.  The amount each lot owner would be paid and if all owners agree on this amount.  The amount each lot owner would be paid and if all owners agree on this amount.

4.  Terms of settlement for both supporting and dissenting owners including buy-back options.  Terms of settlement for both supporting and dissenting owners including buy-back options.

5.  What the settlement period would be, ie would payment be made once the developer’s plans are approved by council or after a fixed period.  What the settlement period would be, ie would payment be made once the developer’s plans are approved by council or after a fixed period.


Option 1 (buildings registered post 30 November 2016):

Through the “Strata Scheme Renewal Plan” and adhering to NSW Government legislation and processes.


Option 2 (buildings registered prior or after 30 November 2016):

Dealing directly with a developer and or not voluntarily opting in to the “Strata Scheme Renewal Plan”. 


Option 1:

Stages (In Brief):


Stage 1: (option 1 )


A “Renewal” committee (steering committee) must be established to do the important research and formulate a “Strata Renewal Plan” based on a developer’s proposal to then take this to the owners corporation for discussion, debate and voting. The committee are the drivers of the success of the strata renewal plan. 


Stage 2: (option 1 )


Owners have 60 days to consider the Strata Renewal Plan which allows time for individual owners to confer with their lawyers, accountants and any other interested or affiliated parties. A “Support Notice” from those in favour must be submitted to the Returning Officer of the general meeting. Importantly, once the Secretary has received 75% support and written to every owner advising of this occurrence, the owners who gave their support are unable to withdraw that support.


Stage 3: (option 1 )


A further general meeting should be held to submit the Strata Renewal Plan to the Land and Environment Court for final consideration. This provides protection for all owners.  It’s important to be aware that approval by the Court is not always granted.

If the Court is satisfied all matters have been complied with, an order giving effect to the plan will be made and registered with the Registrar General within 7 days of that order.


Stage 4: (option 1 )


All owners must sell in accordance with the Strata Renewal Plan and terms of the Court.  The scheme will then be ended and wound up by the Registrar General.


Option 2:

Stages (In Brief):


Stage 1: (option 2)


The developer approaches the owners corporation with an offer to purchase the strata scheme. The owners corporation hold a general meeting to consider the offer and determine if all owners agree to the offer.


Stage 2: (option 2)


A steering committee may be established to liaise and negotiate with the developer on behalf of the owners in regards to the terms and conditions and the price offered.


Stage 3: (option 2)


The owners determine how to split the price offered which should be through lot entitlements as per the registered plan.


Stage 4: (option 2)


If Stage 3 is successful, the owners engage their own accountants, lawyers and other professionals to review the individual Contracts of Sale and Option Deeds and assist with completion of these documents.


The Pros and Cons of both options and what to consider:


In General:


Both options have merit and pitfalls but which ever option is undertaken, the (steering) committee must be completely transparent and upfront with all owners to ensure individual rights and needs are considered, whether or not in agreement to the sale. In both options, the owners must come first and be kept abreast of all stages in the process through a high-level of communication from within and outside the scheme.


Option 1 and 2:  In light of only 75% of agreement required for a sale or redevelopment, owners are encouraged to talk amongst themselves to gauge feelings and thoughts well before the sale process commences. It’s not an ideal outcome to have dissenting owners however, any owner has the right to object to the sale or redevelopment. Further, dissenting owners retain rights and protections and cannot be coerced, compelled or threatened to sell, particularly if the compensation value offered is inadequate. In Option 1 they have the right to challenge the offer in the Land and Environment Court.


Option 1 and 2:  What each owner receives for their unit has often been a highly contentious aspect of the collective sale. Greed has been known to raise its ugly head, so enforcing the rule of lot entitlement to divide the developer’s financial offer is very important. “Compensation” value, especially for dissenting owners, may take into account special or enhanced value such as unit renovations, expenses incurred due to relocation, and any losses such as rental income.  In Option 1, the Land and Environment Court will look at this in the hearing to ensure a fair and transparent outcome. In Option 2 it’s at this point where the sale could fall over. 


Option 1:  Be aware, dissenting owners may not only hold up the process but also, the “reasonable costs” incurred in the proceedings opposing the plan will be payable by the owners corporation. Further, it may result in the developer walking away if those dissenting owners choose to file an objection with the Land and Environment Court.  ​


Option 1:  There are pitfalls for the developer also. The developer must comply with the Strata Schemes Development Acts 2015 and 2016 to provide the correct documentation for all strata meetings under the “Strata Renewal Plan” otherwise the Court could rule against the proposal. Four lots of fees for the developer are applicable: developer’s fees; the owners corporation’s legal fees; the dissenting owners’ legal fees; and the Returning Officer’s fees. Conflict of interests and dealing with dissenting or “difficult” owners can also mean the developer walking away from the proposal.


Option 2:  Make sure to connect with the local council to see if the area has been rezoned or the building height allowance has been increased since the original development.  Armed with information on the potential increased gains by the developer might assist with the decision on a justifiable sale price. In years past, developers would offer far less than the open market value, contrary to the general belief that developers paid “top dollar”.  For developers it was all about the end gain, getting the units at the lowest cost to then maximise profit from the sale of units in the new development.


Option 2:  Ruthless developers who conduct underhanded tactics to secure the sale, do exist.  It’s important to be aware that the developer may come to a “quiet” agreement with individual owners on the price and then purchase those units straight up to secure their ownership within the building.  If it’s a small lot scheme this could result in the developer influencing the majority of owners to sell to only them.


It's crucial that individual owners do their homework, particularly if they go down the road of Option 2. Engage experienced heads to assist researching the pros and cons of a collective sale and to guide in the understanding and consideration of Option Deeds, Contracts of Sale and any other legal or financial documentation.  Knowledge equals empowerment and unit owners need to be in the box seat when it comes to selling their most valuable asset.


Lifestyle Strata Group can provide guidance and support from start to finish with both Options. Through personal and professional experience, the team at Lifestyle can assist in any way and as much or as little as the owners corporation requires. Contact Gary, the Director for a confidential discussion: concierge@lifestylere.com.au

 

Strata Scheme Renewal Plan: The Process


Stage 1: - The Committee and the Plan


A committee, composed of owners elected in a general meeting, is to be established once a Strata Renewal Proposal is received and considered for further investigation.  The committee prepares the Strata Renewal Plan based on the proposal and with the permission of the owners corporation (at a general meeting) may spend certain amounts of funds and engage third parties such as lawyers, valuers and tax professionals to assist with plan preparation. Once the renewal plan has been finalised a copy must be submitted to each lot owner and include a copy of the plan, a support notice and an information sheet outlining the owner’s rights and obligations.


The comprehensive plan must address the following content:


For a sale:

  • Overview of the proposal including whether a sale or redevelopment and summary of the proposal
  • Statement by the developer of their intended use of the scheme
  • Particulars of estates and interests or any caveats over a lot or common property
  • Details of current unit entitlements
  • Terms and conditions of the proposed sale eg name of developer, sale price (if known), completion day for sale, date of vacant possession of lots, costs and expenses to be deducted from the sale
  • Independent valuer’s report including market value of building and compensation value of each lot
  • Requirements relating to sale of each lot such as providing for the purchase of each lot at not less than the compensation value for the lot and the amount paid which must be in proportion to the unit entitlements of the owners’ lots
  • Any other important matters pertinent to the transparency of the plan.


For a redevelopment:

  • The name of the developer and details of planning approvals or other authorisation under an Act
  • Estimate of the period from start to completion and any periods when the lots need to provide vacant possession due to building works
  • Developer’s financing details
  • Terms of settlement and amounts to be paid to each supporting and dissenting owner
  • Proposed time frames when dissenting owners are to be paid if other than on the completion day
  • Details on any buy-backs into any future scheme.


Further to the above, in 2023 reforms to the 2015 Act were introduced which:


a)  extends the time from 1 to 2 years for the committee to operate

b)  allow the renewal to proceed where there is non-compliance with preliminary steps if it hasn’t resulted in substantial injustice

c)  removes the entitlement of a dissenting owner to have a costs order in their favour where they aren’t dissenting in good faith and allowing costs orders against them in certain circumstances

d)  clarifies that the costs order awarded to dissenting owners can either be an ordinary cost or an indemnity cost and to be determined by the court

e)  defines relevant interests

f)  discloses conflicts of interests

g)  provides course discretion


Stage 2: - Review by Owners


The owners have 60 days to review and support the plan and seek independent advice if needed. Once the owner has consented to the plan, they must sign the support notice and return it to the Returning Officer who is an independent third party appointed to oversee the process.


Stage 3: - Application For Order, Hearing of the Application and Costs of Proceedings


The Strata Renewal Plan needs the final approval by the Land and Environment Court. The role of the LEC is to ensure the plan is transparent and equitable and once the LEC approves the plan it becomes binding.


An Application for Order submitted to the LEC must include:


  • A copy of the plan
  • A copy of each support notice from the owners
  • Names of the dissenting owners and each registered mortgagee and covenant charge of the dissenting owners’ lot
  • A declaration from the owners corporation identifying the steps taken to prepare the plan
  • If the plan is for a collective sale: 
    1. )  a declaration provided by the purchaser disclosing the nature of any relationship they may have with any of the owners
    2. ) a report of an independent valuer including details of market value of the whole building and site and details of the compensation value of each lot

If the plan is for a redevelopment: 


  • a declaration provided by the developer disclosing the nature of any relationship they may have with any of the owners
  • a document specifying the amount to be paid to each dissenting owner
  • a report of an independent valuer including details of market value of the whole building and site and details of the compensation value of each lot
  • a document detailing financial information to show there is a secure source of finance to carry out the proposed redevelopment under the plan  
Any other information or documents about the proposed collective sale or redevelopment prescribed by the regulations.

The LEC then serves Notice of the Application with the rules of the court on:


  • Each lot owner
  • Each registered mortgagee of covenant charge of a dissenting lot owner
  • The proposed purchaser if for a sale
  • The proposed developer if for a redevelopment
  • The local council
  • Any other person directed by the court


The Hearing of Application follows in which:


  • The court hears and disposes an application for an order in the proceedings before the court
  • The court may order mediation or arrange a conciliation conference in relation to the application
  • The court may terminate the mediation or conciliation at any time and continue to hear the proceedings
  • Any party to the mediation or conciliation may at least 90 days after the first day of mediation or conciliation ask the court to terminate the medication or conciliation
  • The court may hear or continue to hear proceedings in relation to a varied plan which is deemed to be the Strata Renewal Plan under the Act if all owners have submitted written agreement to the variation to which a support notice has been given and the written notice of the variation has been served by the owners corporation on the dissenting owners or each person on whom notice of the application must be served
  • The court must hear or continue to hear the proceedings irrespective of whether the parties reach an agreement at mediation or conciliation
  • Any person who has filed an objection and applies to be a part to the proceedings may join the proceedings
  • Any person directed by the court may join the proceedings.

Cost of proceedings unless directed otherwise by the court:


  • The owners corporation must pay the reasonable costs of proceedings for an Application for an Order to a strata renewal plan incurred by a dissenting owner
  • The owners corporation must not levy a contribution for a part of the costs of the proceedings on a dissenting owner
  • If a dissenting owner has a conflict of interest that makes it inappropriate, for the owners corporation to pay the owner’s costs, the court must make an order requiring the owner to pay

a)  the owner’s cost and

b)  any contribution for a part of the costs of the proceedings levied on the owner

  • The court may make a costs order against a dissenting owner if the court considers it appropriate to do so especially if the owner has not acted in good faith in failing to give, or withdraw a support notice
  • The court may order that costs be assessed on the ordinary basis or an indemnity basis
  • The regulations may prescribe other matters relating to the costs of proceedings 


Stage 4:


All owners both supporting and dissenting must sell in accordance with the Strata Renewal Plan and terms of the Court.  The scheme will then be ended and wound up by the Registrar General.

 

Written by the Lifestyle Team

 

References and Further Reading:

Holding Redlich Lawyers – “Collective Sales in Strata Schemes – Are They Effective”

Bannermans Lawyers – “Strata Renewal: Pitfalls for Developers”

PBL Law Group – “The Strata Renewal Process”

NSW Government Office of Registrar General – Guide to the Preparation of a Strata Renewal Plan

https://www.registrargeneral.nsw.gov.au/__data/assets/pdf_file/0020/320159/Guide_to_the_Preparation_of_a_Strata_Renewal_Plan.pdf

www.legislation.nsw.gov.au




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