Strata Knowledge Hub
Plain-English answers to the questions strata committees and owners ask us most — grounded in NSW legislation and day-to-day practice.
Strata living comes with a lot of obligations — and a lot of confusing terminology. This Knowledge Hub brings together plain-English explanations of the topics that matter most to strata committees and owners in NSW, alongside links to the official government resources where you can confirm the detail.
In-depth guides
Detailed guides for committees weighing up building management decisions.
- Building Manager vs Strata Manager in NSW: Who Does What?The difference between a building manager and a strata manager in NSW — who handles levies, meetings and records, who looks after the building, and how to tell which one your scheme is missing.Read the guide →
- Full-Time vs Part-Time Building Management: Which Does Your Building Need?How to choose between a full-time on-site building manager and a part-time or hybrid roster — comparing building size, amenities, resident contact and after-hours coverage.Read the guide →
- Building Management Costs in Sydney: What Drives the PriceWhat actually drives the cost of building management for a Sydney strata building — hours on site, amenities, after-hours cover and scope — plus what should and shouldn't be included in a quote.Read the guide →
- Changing Your Building Management Provider: A Step-by-Step GuideHow a strata committee can change building management providers without losing records, keys or service continuity — from reviewing your current agreement to the first 90 days with a new manager.Read the guide →
Quick answers
How Strata Works in NSW
Strata buildings are managed by the Owners Corporation — every lot owner collectively, usually acting through an elected Strata Committee. The Owners Corporation is responsible for maintaining common property, managing the scheme's finances, holding the required insurances and complying with the Strata Schemes Management Act 2015. Reforms taking effect on 1 April 2026 strengthen obligations around repairs and long-term maintenance planning.
Who Is Responsible for What — Owners Corporation vs Lot Owners
The Owners Corporation maintains common property — the building structure, roof, foundations, external walls, common pipes, balcony slabs, waterproofing, lobbies, lifts, stairwells, driveways and gardens. Individual lot owners look after their interiors — floor finishes, internal walls, fixtures, fittings and anything they have installed themselves. The exact boundary depends on your registered strata plan, and grey areas such as original windows, balcony tiling and waterproofing are a common source of disputes. Clear maintenance planning and an up-to-date asset register help resolve these before they escalate.
The Strata Hub & Annual Reporting
All NSW strata schemes — including two-lot duplexes — must report annually to the NSW Strata Hub within three months of their Annual General Meeting. Reports cover contact details, insurance and key building information, and late or missed reporting attracts penalties. Keeping accurate, current records is a hallmark of good building management.
Levies, the Capital Works Fund & Budgeting
Buildings are funded through quarterly levies, split between the administrative fund (day-to-day running costs) and the capital works fund (major repairs and replacements such as roofs, lifts, painting and waterproofing). Sound capital works planning — guided by a maintenance strategy and accurate asset records — is what prevents nasty surprises in the form of special levies.
Fire Safety & the Annual Fire Safety Statement (AFSS)
Most strata buildings must have their essential fire safety measures inspected each year by an accredited practitioner, who issues an Annual Fire Safety Statement (AFSS) that is lodged with the local council and Fire and Rescue NSW. The current fire safety schedule and statement must be displayed prominently in the building. Missing or late statements are one of the most common compliance failures in self-managed buildings.
Building Defects & the Strata Building Bond
For newer Class 2 apartment buildings, the Strata Building Bond and Inspections Scheme requires developers to lodge a bond that funds defect rectification through independent inspections. Older buildings deal with defects — concrete spalling, waterproofing failure, render cracking and balcony issues — through remedial projects. Careful scope definition and contractor accountability protect the Owners Corporation throughout.
Combustible Cladding & Project Remediate
Following the Grenfell Tower fire, the NSW Cladding Taskforce assessed over 4,000 buildings and identified roughly 225 high-risk residential apartment buildings that need combustible cladding removed. Project Remediate is a voluntary, three-year NSW Government program that supports affected strata communities through 10-year interest-free loans (the government pays the interest), plus fully funded project management and quality assurance — from building assessment and design through to remediation and a Project Remediate Assurance Certificate. Repayments are quarterly, in line with strata levies, and only begin after the work is complete. To be eligible, a building must be a Class 2 residential apartment building in NSW confirmed by the Cladding Taskforce as having high-risk combustible cladding. Registering interest carries no obligation, and hardship provisions exist for owner-occupiers. The guide below explains how the program works, eligibility, the owner journey and what to expect.
Work Health & Safety on Common Property
Under NSW work health and safety law, an Owners Corporation is a person conducting a business or undertaking (PCBU) and has legal duties to keep common property safe for residents, visitors and contractors. In practice that means verifying contractor licences and insurances and obtaining Safe Work Method Statements (SWMS) before any work begins on site.
By-Laws & Resolving Disputes
By-laws govern day-to-day life in the scheme — covering pets, parking, renovations and noise — and must be registered to be enforceable. Where disputes can't be resolved internally, they go to mediation through NSW Fair Trading before any application to the NSW Civil and Administrative Tribunal (NCAT).
Building Manager vs Strata Manager — What's the Difference?
Well-run buildings usually have both. A strata manager (licensed in NSW) handles administration and governance — issuing levies, arranging insurance, organising meetings, keeping records and ensuring compliance — typically from an office while managing multiple schemes. A building manager (caretaker / facilities manager) looks after the physical building — an on-site presence coordinating contractors, monitoring common areas, organising maintenance and dealing with residents. In short, the strata manager handles the paperwork and finances; the building manager looks after the infrastructure and the people.
Read the full guide: Building manager vs strata manager in NSW →This information is general in nature and is intended to help you ask better questions and understand your building's responsibilities — it is not legal advice. For specific matters, seek advice from a qualified professional or contact NSW Fair Trading.
Still Have a Question?
If this page hasn't answered your question, the TBPM team is happy to help — whether you're a committee member weighing up your options or an owner trying to understand your building.