In summary
- Strata compliance is becoming more complex, especially in areas such as contracts, disclosure, fire safety, maintenance and capital works planning.
- Large and smaller schemes still need strong systems, even when the building may have only a few lots.
- Australian Strata Management helps owners corporations stay informed, organised and confident as requirements change to meet legislative obligations.
Why compliance deserves close attention
For owners corporations, compliance is a key part of protecting people, property and long-term value. In New South Wales, strata communities are operating within a constantly changing regulatory environment, with reforms being rolled out intermittently over the past two years, with further changes expected as part of ongoing reform, affecting such areas as contracts, capital works planning, strata information certificates, transparency, disclosure and safety obligations.
These responsibilities apply across all types of strata schemes. A small block of four or five lots may feel very different from a large apartment complex, yet in both cases the owners corporation must still manage meetings, records, levies, insurance, repairs, common property and contractor requirements correctly.
For many committee members who carry out duties on behalf of their owners corporation on a voluntary basis, the challenge is practical. They understand the importance of maintaining compliance, while also balancing work, family and other commitments.
This is where professional strata management support can make a meaningful difference. With clear advice and consistent processes, owners corporations are better equipped to keep up with changing requirements, meet their obligations, and move from feeling overwhelmed to feeling in control.
A changing regulatory landscape in NSW
Recent NSW strata reforms highlight the need for owners corporations to stay alert. For example, from 1 July 2025, unfair contract terms are banned in standard form contracts for goods and services supplied to owners corporations.
Further reforms commenced on 1 April 2026, including updates to initial maintenance schedules, 10-year capital works fund plans, initial levy estimates for larger schemes and additional disclosures in strata information certificates.
These changes reflect a broader expectation that owners corporations maintain stronger planning, clearer documentation and greater transparency in their governance and decision-making.
For committees, this can mean regularly reviewing current practices, considering contractual arrangements and seeking guidance before issues become urgent.
To stay ahead of these changes, Australian Strata Management actively monitors legislative updates, participates in industry training and maintains engagement with professional bodies. This enables systems, processes, forms and disclosures to be updated in line with current requirements, while also supporting committees with clear, practical guidance as obligations evolve.
Compliance starts with good governance
Good governance is the foundation of strata compliance. Meeting notices, agendas, minutes, financial records, levy notices and strata roll information all need to be accurate and accessible. When these basics are handled well, committees are better placed to make informed decisions.
Australian Strata Management supports owners corporations by maintaining strong governance across administration, financial management, insurance, and broader legislative and regulatory requirements..
For smaller schemes, governance can sometimes feel informal because owners know each other personally. While those relationships are valuable, formal records, clear approvals and documented decisions remain essential. They help reduce confusion and give owners confidence that shared responsibilities are being managed appropriately .
Fire safety, maintenance and common property
Safety compliance is one of the clearest examples of why strata processes need to be proactive, particularly as regulatory reforms continue to strengthen and evolve requirements around maintenance, documentation and certification. Owners corporations must ensure common areas are maintained and meet relevant safety requirements . This includes obligations relating to windows, pools, spas, pest controland annual fire safety measures. .
Annual fire safety statements must be issued each year, confirming that essential fire safety measures have been assessed by an accredited practitioner.
Maintenance is closely connected to compliance. A small repair left unresolved can become a larger safety, insurance or financial issue. Capital works planning also helps owners understand upcoming costs before they become urgent, supporting better budgeting and more constructive conversations with owners.
Australian Strata Management supports owners corporations in managing these responsibilities through structured maintenance processes, coordination of required inspections and certifications, and practical guidance to help committees stay on top of safety and compliance obligations.
Transparency and disclosure
Transparency is an increasing focus in strata management, with greater emphasis on disclosure and accountable decision-making. Disclosure obligations for strata managing agents have also been strengthened, building on existing requirements for disclosure of conflicts of interest, gifts and benefits, and adherence to conduct requirements designed to support transparency.
This is particularly important when owners are reviewing costs, insurance arrangements, contractor recommendations or management agreements. Clear disclosure helps owners understand the factors influencing decisions.
Australian Strata Management supports owners corporations by upholding clear disclosure practices, providing access to transparent information and helping committees and owners make decisions with confidence and clarity.
The role of owners and committees
As regulatory expectations continue to evolve, compliance is most effective when owners, committees and strata managers each understand their role. Committees should review meeting papers, ask questions early and keep decisions focused on the long-term interests of the scheme. Owners can contribute by reading notices, paying levies on time and supporting necessary maintenance.
In smaller schemes, this shared responsibility is especially important. A simple system for approvals, maintenance requests and record keeping can help prevent misunderstandings. It also means the scheme is better prepared to pivot when regulations change, an insurance matter arises or a contractor needs to be engaged.
Staying ahead with the right support
Keeping up with changing regulations requires a structured and informed approach. Australian Strata Management combines local branch knowledge with the support of a wider network, training and industry guidance. For owners corporations, that means access to practical assistance for day-to-day administration as well as broader compliance obligations.
For committees reviewing their current arrangements, a useful question is: does our scheme have the systems and advice needed to stay up to date? With the right support in place, compliance becomes part of good management; helping owners protect their property, support community harmony and plan confidently for the future.
FAQs
Do small strata schemes need to follow the same compliance rules as larger schemes?
Yes. The exact obligations can vary depending on the building, facilities and strata scheme circumstances, but smaller schemes still need proper records, meetings, insurance, maintenance and compliance processes.
What changed in NSW strata law from 1 July 2025?
One key change is the ban on unfair contract terms in standard form contracts for goods and services supplied to owners corporations, including strata management and building-related service contracts.
What changed in NSW strata law from 1 April 2026?
NSW introduced further strata law changes covering areas such as maintenance schedules, 10-year capital works fund plans, levy estimates for larger schemes and strata information certificates.
Who usually organises fire safety compliance in a strata scheme?
The owners corporation is responsible, with the strata committee or strata managing agent often coordinating the contractor and process where an annual fire safety statement is required.
How can Australian Strata Management help?
The strata management team at Australian Strata Management helps with administration, financial management, insurance support, contractor compliance, legal and regulatory guidance, and ongoing compliance with NSW strata legislation.
Glossary of terms
Owners corporation
The legal body made up of all lot owners in a strata scheme. It is responsible for managing common property and meeting statutory obligations.
Strata committee
A group of lot owners elected by members of the owners corporation to help make decisions and oversee the day-to-day running of the strata scheme on behalf of the owners corporation. A strata committee member is not paid and their position is voluntary.
Common property
Areas of the strata scheme shared by owners, such as driveways, foyers, gardens, external walls, roofs or shared services, depending on the strata plan.
Capital works fund
A fund used for larger maintenance, repair and replacement costs relating to common property.
Strata roll
The official record of owners, lots, contact details and other required information for the strata scheme.
Annual fire safety statement
A yearly statement confirming that required fire safety measures have been assessed and meet the relevant standard.
Disclosure
Information a strata managing agent (strata manager) must provide about matters such as commissions, conflicts of interests, gifts or benefits, as required under NSW law.