The easy way to manage your investment
Strata One has an on-line portal which provides clients easy and secure access to their property information at any time and from anywhere. This service assists owners in accessing personal account information, balance sheets, agendas, minutes of strata meetings, strata By-laws, strata plans, warranties and other information specific to your building.
We also offer a quick and easy link to the DEFT payment system which offers you a simple, easy and secure way to make levy payments.
Client forms provide another level of convenience by giving owners access to essential forms required to update personal information, make general building maintenance requests and access to other essential templates such as proxy forms.
Pay by DEFT Phonepay from your *pre-registered bank account. Call 1300 301 090 or International +61 2 8232 7395
Credit card payments can be made over the internet. Log onto www.deft.com.au or call 1300 301 090 and follow the instructions. A surcharge will be applicable if you use this option.
Pay by mailing this payment slip with your cheque to:
DEFT Payment Systems
GPO Box 4690, Sydney NSW 2001
Pay in person at any post office by cash, cheque or Eftpos.
Change of contact details Online form
Go paperless form Online form
Works request form Online form
Executive committee proxy form Download
General meeting proxy form Download
Company nominee proxy form Download
Key request form Online form
Pet request form Download
Renovation application form Download
Legislation & Links
Everything you need to know
This page has been established to provide owners with assistance in accessing relevant information. Links to legislative requirements as well as useful industry information is included. Please note that legislation varies from state to state and most information contained within this site relates to NSW only.
NSW Department of Fair Trading
Fair Trading safeguards consumer rights and advises business and traders on fair and ethical practice.
NSW Acts & Regulations
- Strata Schemes Management Act 2015
- Strata Schemes Management Regulations 2016
- Strata Schemes Management Regulations 2010
- Strata Schemes Management Act Regulation 1997
- Strata Schemes Management Act 1996
- NSW Consolidated Regulations
- Community Land Management Regulation 2007
- Community Land Management Regulation 2000
- Community Land Management Act 1989 No 202
- Community Land Management Act 1989
- Dividing Fences Act 1991
- Corporations Act 2001 (for Company Titles)
Other Useful Links
- Strata Living Guide
- Who’s Responsible Guide
- Professional Standards Scheme
- SCA (NSW) Code of Ethics
- Land and Property Information (NSW)
- Civil and Administrative Tribunal (NSW)
- Australian Bureau of Statistics
- Law Society (NSW)
- Strata Community Association (NSW)
- Strata Community Association
- Urban Development Institute Australia (NSW)
- Green Community Forum
- Green Buildings Australia
- Real Estate Institute (NSW)
- Owners’ Corporation Network (OCN)
- Property Owners Association (NSW)
- Residents Network of Sydney
- Community Associations Institute (USA)
For general information on your local council for items such as waste management, tree removal, building regulations or development applications please refer below to your local council link.
- City of Sydney
- Hurstville Council
- Kogarah Council
- Ku Ring Gai Council
- Lane Cove Council
- Leichhardt City Council
- Manly Council
- Mosman Council
- North Sydney Council
- Parramatta Council
- Pittwater Council
- Randwick Council
- Rockdale Council
- Strathfield Council
- Warringah Council
- Waverly Council
- Willoughby Council
- Woollahra Municipal Council
We’re here with you every step of the way
At Strata One we believe it is important to provide Owners Corporations the assistance they need when making those difficult decisions. From facade renovations through to revision of By-Laws, we make it our priority to provide owners with unbiased advice and offer a wealth of knowledge through our key industry experts.
This approach ensures owners make the right decision the first time, saving money and minimising disruption.
Strata Matters has been established to provide essential information that affects every day communal living.
Through areas such as frequently asked questions, industry insights and property in the spotlight we provide relevant information to ensure you stay up to date.
Frequently Asked Questions
The concept of strata title, where persons own and have title to individual lots within buildings or complexes, was originally devised in New South Wales in the early 1960’s. Before this time a title was held by a company or co-operative rather than an individual. Today strata titles are held for a variety of different developments such as residential, commercial, industrial, mixed use and retirement villages. Where strata titles are used for a building or complex, the property is often referred to as a ‘strata scheme’.
It is not required by law to engage the services of a Strata Management firm, however owners must be aware that the Owners Corporation is legally obligated to meet certain requirements to comply with the Strata Schemes Management Act 1996. The advantage of appointing a Strata Manager is that they are specialists in areas such as administration (eg. management of Strata Roll), compliance (eg. fire safety or OH&S), accounting (eg. issuing of levies, taxation, budgeting), insurance (eg. renewals and claims) and establishing preventative maintenance programs (eg. gutter cleaning, sump pit cleaning and pump servicing). Employing a Strata Manager will ensure that there is no bias towards any one party and that the best interests of the building is safeguarded. Strata One has a range of management options from an all-inclusive agreement with or without fixed disbursements through to our strata essentials package that suits smaller strata schemes wishing to take a more hands on approach with their daily management.
The Strata Manager carries out some or all of the functions, duties or powers of the Owners Corporation in administering and maintaining a strata scheme or community title. This role includes but is not limited to secretarial and administration, arranging insurance, organising maintenance works, maintaining financial records and bank accounts, advising on By-law and other legal matters. A Strata Manager in New South Wales must be licensed under the Property, Stock and Business Agents Act.
Insurance of the property is required to protect the structure of the building and items agreed upon by the Owners Corporation in the event of an accident or undue events that may occur. Insurance policies are reviewed at each annual general meeting and the policy varies depending on the needs of the Owners Corporation. Owner occupiers are recommended to obtain contents insurance to protect their personal belongings and investors are encouraged to obtain landlord insurance for those renting their unit.
On 19th October 2011, the NSW Parliament passed a package of reforms to the Home Building Act 1989 which includes changes to:
- Home Warranty Insurance
- Statutory Warranty
- Contract requirements.
These reforms apply to all residential building work covered by home warranty insurance but do not apply to claims that have already been made (whether finalised or not), or to legal proceedings underway or finalised.
The changes will commence in two stages, the first took effect on 25th October 2011, while second will begin on 1st February 2012.
For further information, please visit Fair Trading.
The change has already started across Australia and Sydney residents will experience the changeover on the 31st December 2013.
How do I know if I am already watching digital free to air?
Free-to-air TV covers the free TV channels you receive through broadcasters such as ABC, SBS, Seven Network, Nine Network, Network Ten, Southern Cross, Prime and the WIN Network.
Each broadcaster provides multiple channels in both standard definition (SD) and high definition (HD) formats.
An easy way to tell if you are watching digital TV, is whether you can receive ABC2, ABC3 or SBS TWO. These are all standard definition digital channels, so if you can view them (and you don’t have subscription TV), it means your TV is capable of receiving digital broadcasts.
If you are an owner, you will need to write to the Executive Committee via your Strata Manager requesting the upgrade. If you are a tenant, please contact your property manager.
In most cases, Executive Committees have already discussed the upgrade and with consultation from their Strata Manager are obtaining at quotations to upgrade. Once finalised on what is required, usually a general meeting is convened for approval.
Keeping of Animals
You must first contact your Strata Manager or Property Manager to determine what your Strata or Community Title Schemes position is in relation to pets. An Owners Corporation will specify within the By-Laws (option 16) its position in relation to the keeping of animals at the property, with one of the following options:
a) An owner may only keep an animal once permission is obtained from the Owners Corporation
b) An owner may keep certain animals such as cats, dogs, birds or fish under certain terms and conditions. Permission to keep other types of animals must be obtained from the Owners Corporation prior to keeping the animal
c) No animals may be kept at the Strata Scheme
If option a) applies, the applicant should write to the Owners Corporation through your Strata Managing Agent requesting approval to keep the specific animal. The request will then be reviewed and a written response will be minuted on file.
It should be noted that no Owners Corporation can prohibit the keeping of a guide dog used by a visually impaired person (section 49(4) Strata Schemes Management Act 1996)
Inside the Home
In most instances the answer will be yes, you will need permission from the Owners Corporation or Executive Committee prior to undertaking an alteration or addition to your lot. Items such as installing an air-conditioner, skylights, pergola or awning need formal approval.
Most Strata Schemes are registered with a standard By-Law titled Damage to Common Property which is By-Law 5. This By-Law prevents an owner from damaging or defacing any structure that forms part of common property, unless prior written approval from the Owners Corporation is obtained.
The type of permission required will largely depend on the size and type of alteration to be made. If the alteration is relatively simple, permission may simply be granted by your Strata Manager or Executive Committee. More complicated matters may require a special By-Law to be passed by the Owners Corporation at a general meeting.
All requests for permission must be submitted to your Strata Manager in writing. If you are a tenant, the request must come from your Property Manager.
Firstly you need to contact Foxtel or your Strata Manager to confirm if your building is backboned and Foxtel ready. If you are backboned, it’s only a matter of organising installation with your provider and in most buildings it is best practice to advise the caretaker or Strata Manager to ensure works are documented. If the property is not backboned, you will need to submit your request for connection in writing to the Executive Committee via your Strata Manager. This request will then be reviewed at the next meeting.
As a general rule anything internal is the individual owners responsibility and anything attached or related to the common property is the responsibility of the Owners Corporation. However the responsibility will vary from property to property so it is always best to check with your Strata Manager. For more information please visit the following published information from the Department of Fair Trading. Download
Your levies contribute to the daily operation and future capital expenditure of the strata or community scheme. Levy payments are divided into two key funds; administration fund for annual operating expenses and sinking fund for future capital expenses such as painting or roof replacement.
Levy contributions are reviewed yearly by the owners at the annual general meeting. The amount of levies is agreed by those attending the meeting and this determination is usually based on the budget provisions which have been established by your Strata Manager and then reviewed by the Executive Committee. You should always carefully review and understand these budget estimates prior to the meeting so you are aware what levies will be applied.
A Sinking Fund is designed to raise essential funds required for capital maintenance expenses such as the replacement of the roof or painting. The aim of the Sinking Fund is to accumulate monies over time to ensure sufficient reserves are available to accommodate future capital maintenance expenses. The Owners Corporations must obtain a sinking fund forecast report which combined with the assistance of the Executive Committee will provide a basis in which levy funds are calculated and proactive maintenance is scheduled. A healthy Sinking Fund combined with a proactive approach to preventative maintenance alleviates any potential investor questions in relation to unknown risks such as a special levies being required.
Preventative maintenance is the best defence in ensuring your property is well maintained. Items such as regular gutter cleaning, cleaning of sewer pipes and painting of high traffic areas ensures Owners Corporations reduce the need for capital replacement works. This in turn gives the Executive Committee greater control in reducing overall costs.
Combined with the Sinking Fund forecast report, preventative maintenance prolongs life expectancy of items such as guttering which overtime creates long term financial savings to Owners Corporations.
Legal & By-Laws
Legal obligations relating to compliance vary from state to state. Essentially, an Owners Corporation has the obligation to ensure the property is safe and fit for purpose. Some areas of compliance are; maintenance of common property; recording of the Strata Roll; insurance, accounting and taxation requirements; servicing of essential items (eg. fire safety equipment, lifts and cooling towers). An Owners Corporation must be aware that items such as fire safety equipment, lifts and cooling towers need to have relevant certificates submitted to authorities on an annual basis. Fines apply to those who do not comply and more importantly failure to take preventative measures can risk people’s safety.
For further information on legal obligations, please contact Strata One for assistance.
By-Laws are a set of rules established to assist in harmonious communal living. These rules have been designed to provide boundaries on what can and cannot be done by residents. Each Strata Scheme establishes a list of relevant By-Laws for their building which is then registered on title. For buildings managed by Strata One, the By-Law list relating to your Strata Plan is located on the communal notice board or alternatively contact our office for a copy.