Living in strata in Australia: levies, by-laws and your rights as a resident

What is strata title?

Strata title is the form of property ownership used for apartments, townhouses, villa units and other dwellings within a shared complex. Under strata, you own your individual lot (your apartment or townhouse) and hold a share of ownership in the common property — corridors, lifts, pools, gardens, roofs, external walls, etc.

State terminology:

NSW, QLD, SA: Strata scheme / Body Corporate
VIC: Owners Corporation
WA: Strata company

Who manages a strata scheme?

The Owners Corporation (OC) or Body Corporate consists of all lot owners in the complex. The OC:

Holds an Annual General Meeting (AGM) — owners vote on the budget, by-laws and maintenance projects.
Usually appoints a Strata Manager / Body Corporate Manager (an external company) to handle day-to-day administration, finances and maintenance.

Renters in strata: the landlord (a lot owner) is your direct counterpart, but as a tenant you must comply with the strata scheme’s by-laws.

Strata levies

Lot owners pay strata levies quarterly, comprising two main funds:

Administrative Fund: covers day-to-day operating costs — common area electricity, building insurance, cleaning, minor repairs, strata manager fees.
Capital Works Fund (Sinking Fund): long-term savings for major future repairs — lifts, roof, external cladding, plumbing, fire systems.

Levies vary enormously — from around $1,000/year (small complex, few amenities) to $10,000+/year (high-rise with gym, pool, concierge). Always review the Strata Report before purchasing to check the financial health of both funds.

By-laws

By-laws are the rules governing behaviour within the strata complex — binding on all owners and tenants. Common by-law topics:

Pets: whether allowed, which types and how many.
Noise: quiet hours (typically after 10pm–11pm until 8am–9am).
Renovations: prior written approval from the OC required for any work affecting structure or common property.
Parking: use designated bays only; no long-term parking of visitors in your bay.
Waste and recycling: bin use, collection times.
Short-term letting: some schemes restrict or prohibit Airbnb-style rentals.

Breach of by-laws: the OC can issue a Notice to Comply and ultimately pursue the matter through the relevant tribunal if ignored.

Resolving disputes

If a dispute arises (with the OC, another owner, or over a by-law):

Raise it in writing with the Strata Manager or OC committee.
If unresolved, request mediation — often a free or low-cost option.
If mediation fails, apply to the relevant tribunal: NCAT (NSW), VCAT (VIC), QCAT (QLD).

Your rights at AGMs

As a lot owner you can:

Attend and vote at the AGM and any Extraordinary General Meeting (EGM).
Inspect financial records, meeting minutes and the strata plan.
Submit motions for the AGM agenda.
Stand for election to the Executive/Strata Committee.

Before buying into a strata complex, always obtain and review the Strata Report (or OC register) to check fund balances, active legal disputes, and upcoming major maintenance projects.