Strata Title Australia — Complete Guide for Owners and Buyers
Strata title is the most common ownership structure for apartments, units, and many townhouses in Australia. Over 2 million Australians live in strata-titled properties. Understanding how strata works — from levies to by-laws to dispute resolution — is essential for buyers and owners alike.
What Is Strata Title?
In a strata scheme, individual owners hold title to their lot (the apartment, unit, or townhouse) while common property (lobbies, lifts, external walls, roof, gardens, pools, driveways) is owned collectively by all lot owners through the owners corporation (NSW) — also called body corporate (QLD, VIC, SA, WA, ACT, TAS) or strata company (WA).
Each lot owner has:
- Exclusive ownership of their lot
- A share in the ownership of common property (proportionate to their unit entitlement)
- Voting rights in the owners corporation
Strata Legislation by State
| State | Legislation | Governing body name |
|---|---|---|
| NSW | Strata Schemes Management Act 2015 | Owners Corporation |
| VIC | Owners Corporations Act 2006 | Owners Corporation |
| QLD | Body Corporate and Community Management Act 1997 | Body Corporate |
| SA | Strata Titles Act 1988 | Strata Corporation |
| WA | Strata Titles Act 1985 | Strata Company |
| ACT | Unit Titles (Management) Act 2011 | Owners Corporation |
| TAS | Strata Titles Act 1998 | Body Corporate |
| NT | Unit Title Schemes Act 2009 | Owners Corporation |
Guides in This Section
- What Is Strata Title? A Complete Guide
- Strata Levies Explained — Admin Fund and Capital Works Fund
- Special Levies — What Happens When Strata Raises a Special Levy
- Body Corporate Disputes — What Are Your Rights?
- Cladding and Fire Safety — What Apartment Buyers Must Know
- Building Defects in New Apartments — Your Rights
- Owners Corporation Fees — What Do They Cover?
- Strata vs Community Title vs Company Title
Quick Reference — Strata Costs
| Cost type | Typical range |
|---|---|
| Administrative fund levy | $500–$3,000/year (small schemes); $3,000–$10,000+ (large buildings) |
| Capital works fund levy | $500–$5,000/year (varies widely) |
| Special levy | Variable — can be $5,000–$50,000+ per lot for major works |
| Strata management fee (passed through) | $800–$3,000/year per lot (varies) |
Key Concepts to Understand
Unit entitlement: Each lot has a unit entitlement — a number that determines the lot’s share of common property, voting weight, and levy contribution. Higher entitlement = higher levies and more votes.
Quorum: Decisions at general meetings require a quorum and sometimes a special resolution (75% of votes) or unanimous resolution for significant matters.
Strata manager: Many schemes engage a professional strata manager to handle administration, finances, and compliance. The manager works for the owners corporation — not individual owners.
By-laws: The rules governing behaviour and use of lots and common property. Registered with the land registry and binding on all owners and occupants.
Related Mortgage Guides
- Buying an Apartment in Australia — What Lenders Look For
- Strata vs House — Which Is the Better Investment?
- Strata Inspection Report — What to Look For
- Mortgages Hub
This hub provides general information about strata title in Australia. Strata legislation varies by state. For advice on strata disputes or purchases, speak with a licensed conveyancer or solicitor. Find one through MoneySmart.