Online Services


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.

Client Payment

Pay over the Internet by DEFT Online from your pre-registered bank account at

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 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.

Client Forms

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

Download Brochures

Strata One DL flyer Download
Strata One A4 flyer 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.

Council Links

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.

Strata Matters

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

Strata Management

What is a strata scheme?

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’.

Why use a strata manager?

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.

What are the functions of the strata manager?

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.


Why do owners corporations require insurance?

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.

Strata Updates

What are the changes to the NSW Home Warranty regulations?

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.

NSW Strata Law Reform

NSW Government completed an online Open Forum which closed 29th February 2012.  This forum was established to give those involved or interested in the Strata Community an opportunity to provide input to the reform. These findings are available at:

Digital Television

Converting to digital television?

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.

To see which free-to-air TV channels are available in your area, either visit the Freeview website or use the mySwitch tool.

How do I become digital ready?

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.ready_dtv

Keeping of Animals

Do I require permission to keep a pet?

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

Do I need permission to undertake an alteration or addition?

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.

How do I connect pay TV such as Foxtel?

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.

Is it is the Owners Corporation's or my responsibility?

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


What do my levy contributions pay for?

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.


Why is a sinking fund important?

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.

What is preventative maintenance and why is it so important?

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

What are your legal obligations within an Owners Corporation?

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.

What is a by-law?

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.

Latest News

Holiday tips for apartment living

The build up to Christmas and holiday period can bring a multitude of pressures as well as excitement.  As we gear up for the festive season, balancing plans with mindful consideration of your property, neighbours and community is important.  It can also be a period of struggle for people that may be dealing with issues… Read more »

Government drives strata improvements

The Strata Legislation Amendment Bill 2023 was tabled within the NSW Government to address various issues at the beginning of October.  The items discussed included improving strata management, clarifying by-law enforcement, and enhancing dispute resolution mechanisms.  The overall purpose of the amendment is to foster more transparent and harmonious strata living. The below article by… Read more »

Good news for insurance for strata residents

NSW Labor Premier Chris Minns has announced the abolition of the controversial emergency services levy (ESL) on insurance premiums.  The ESL has been funding 73.7% of NSW emergency services, leading to an average increase of 18% in insurance prices as providers raise their premiums to accommodate the levy.  However, rising premiums and pressure of living… Read more »

New Fire Regulation

Fire safety reforms were introduced last year to make buildings safer and increase compliance with fire safety measures.  The changes affect building owners, developers, fire safety practitioners, certifiers and building practitioners.  The commencement of the reforms was staggered from earlier this year.  Fire Safety Schedules must now be issued using a standard template form published… Read more »

How to move from Strata chaos to calm

The quality of the appointed Strata Manager is the most critical ingredient to a smooth running Strata Committee. The performance of a Strata Manager is often judged on the basis of whether they give individual owners what they want. If they allow them to do have a pet, do a renovation, pay for items that… Read more »

The secret to a high performing Strata Manager

Whilst it’s true that the official role of the Strata Manager is to act on the instruction of the Owners Corporation, in practice this can lead to very unfavourable outcomes for all parties. Whilst the Strata Manager is not an owner and has no deciding say, a good one will be able to steer the… Read more »

Why Strata insurance premiums are increasing

Many strata owners are tackling the problem of increasing strata insurance premiums with seeking low cost alternatives. Whilst on face value this may appear to be an effective way to keep insurance costs down, the fundamental flaw with this approach is that it is often unknowingly reducing the insurance cover (both in type and amount)… Read more »

Common Cause of Mould in your Home

Mould is a common challenge in Sydney in winter. There are many practical things that can be done to reduce the likelihood of mould being an issue in your home. Our experience shows that a lack of ventilation accounts for up to 90% of the reported mould problems that we receive. A common cause of… Read more »

What you need to know about the new Strata Hub

Firstly, you may be wondering what exactly the ‘Strata Hub’ is. This government mandate requires all strata management companies to provide essential building information to a publicly available portal. Whilst this in essence may not appear to be a big deal, the implications will be large for the wider industry. The mandate will bring about… Read more »

Properties in the spotlight

78-80 Alexander Street, Crows Nest

Strata One worked with the Owners Corporation to undertake the following upgrades: Lighting upgrade Lobby refurbishment Balcony upgrades Implementation of a comprehensive maintenance program

38 Shoreline Drive, Rhodes

Strata One is pleased to announce that we are the Strata Managing Agent for this apartment complex consisting of 203 residential units.    Conveniently located in the heart of Rhodes this building offers all the lifestyle benefits combined with convenience.  Positioned by the river, residents enjoy waterfront views, spacious communal living, and close proximity to public transport, shopping, restaurants, parklands and riding... Read more »

111 North Steyne, Manly

Strata One welcomes 111 North Steyne, Manly to the Strata One family.  Consisting of four premium apartments, The 'Ivory Sands' complex offers the ultimate lifestyle with uninterrupted ocean views.  This residence is contemporary coastal living at it's best.  The building is architecturally designed by world renowned, award winning architects DBI design.  The scale and opulence of these appartments make... Read more »