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For owners and managers

Strata law, state by state

Australia has no national strata law. Each state and territory writes its own, and they don't even agree on what to call it. Here's what applies where you live.

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Updated . General information, not legal advice. Checked against the legislation on 29 September 2026. NSW reform status updated on 7 October 2026.

At a glance

Main lawThe owners areDisputes go to
NSWStrata Schemes Management Act 2015Owners corporationNCAT, after mediation
VicOwners Corporations Act 2006Owners corporationVCAT, after the internal complaints process
QldBody Corporate and Community Management Act 1997Body corporateBCCM Office conciliation, then adjudication
WAStrata Titles Act 1985Strata companyState Administrative Tribunal
SACommunity Titles Act 1996Community corporation, or strata corporation for schemes before June 2009Magistrates Court
TasStrata Titles Act 1998Body corporateRecorder of Titles, then TASCAT
ACTUnit Titles (Management) Act 2011Owners corporationACAT
NTUnit Title Schemes Act 2009Body corporateNTCAT

If you’re new to all this, start with what strata is: lots, common property, levies and by-laws, in plain words.

Your state in detail

Pick a state or territory to see its laws, where disputes go, who to call, and what’s changed since 2020.

Pick a state or territory

New South Wales

Main law
The owners are
Owners corporation
Run day to day by
The strata committee, up to nine members elected at each AGM
The money
An administrative fund and a capital works fund, with a 10 year plan
The rules
By-laws
Your share
Unit entitlement
Disputes
  1. Talk it through
  2. Fair Trading mediation
  3. NCAT

Mediation is free, and required for most disputes before the tribunal will hear them.

Who to ask
NSW Fair Trading, 13 32 20. Schemes other than two-lot schemes report to Strata Hub within three months of their AGM.
Strata managers
Must hold a strata managing agent licence under the Property and Stock Agents Act 2002. Appointments last three years at most.

Recent changes

  • 3 Feb 2025Strata managers must disclose commissions, supplier connections and itemised insurance commissions and broker fees.
  • 1 Jul 2025Managers report to the owners corporation every six months. Owners get six years, up from two, to claim for loss from poor repair of common property.
  • 27 Oct 2025Levy notices must include a Financial Hardship Information Statement. Building managers take on new duties.
  • 1 Apr 2026Standard forms for 10 year capital works fund plans and initial maintenance schedules.
  • 1 Oct 2026Strata committee members must complete free online training each year within three months of appointment. Two-lot schemes no longer need annual Strata Hub reporting.

What’s coming

Strata law is moving in almost every state. These changes are passed, announced or open for comment.

  1. 25 Oct 2026Tas

    Consultation closes on a draft Strata Titles Amendment Bill covering records, maintenance plans, disputes and meetings.

  2. 30 Jun 2027Vic

    Owners corporation managers must complete five core units of the Certificate IV in Strata Community Management.

  3. 1 Nov 2027WA

    Strata manager education requirements become enforceable.

  4. By 1 Dec 2027Vic

    Hardship payment plans for levies, and a limit of one owner per proxy.

  5. Not yet datedACT

    The government has agreed in principle to licence every strata manager and create a Strata Commissioner.

Bills are also before the NSW Legislative Council, in the Strata Schemes Legislation Amendment (Miscellaneous) Bill 2026, and the ACT Legislative Assembly. Tasmania’s draft amendment bill is open for comment, and Western Australia is partway through a five-year review that includes licensing strata managers.

Three differences that trip people up

The same thing has different names

By-laws are rules in Victoria and the ACT, and articles for older South Australian schemes. The fund for big repairs has the most names of all.

One idea, eight names. The money set aside for big future repairs, like a new roof or lift:
  • NSWCapital works fund
  • VicMaintenance fund
  • QldSinking fund
  • WAReserve fund
  • SASinking fund, for community schemes
  • TasThe capital part of one fund
  • ACTSinking fund
  • NTNo named fund

Not every state has a tribunal for strata

South Australian disputes go to the Magistrates Court, and Tasmania starts with the Recorder of Titles. Everywhere else a tribunal hears them, though Queensland sends most to its own adjudicators first.

Managers aren’t licensed everywhere

WA is weighing a licence, and the ACT has agreed in principle to licence every manager.

Do strata managers need a licence?

  • A licence is required. NT, NSW, ACT
  • Managers must register. Vic
  • No licence, but minimum qualifications and checks. WA
  • No licence or registration. SA, Qld, Tas

Sources

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