One of the most common sources of confusion – and disputes – in strata is who pays to fix what. As a general rule, the Owners Corporation is responsible for maintaining and repairing common property, while each lot owner is responsible for everything inside their own lot.

Common property usually includes the building's structure, roof, foundations, external and boundary walls, common pipes and wiring, balcony slabs and waterproofing membranes, plus shared areas such as lobbies, lifts, stairwells, driveways and gardens. The lot generally covers the internal space – floor finishes, internal non-structural walls, fixtures, fittings, and anything installed by the owner. The exact boundary depends on your registered strata plan, so it should always be checked rather than assumed.

Grey areas – such as original windows, balcony tiling and waterproofing – are a frequent flashpoint between owners and the committee. A clear long-term maintenance plan, an accurate asset register and good record-keeping make these questions far easier to resolve before they turn into a dispute.

Official resources:

• Strata living guide – explains common property and repair responsibilities in plain English.
• Living in strata – your rights and obligations as an owner or resident.
• Strata Schemes Management Act 2015 – the legislation setting out repair and maintenance duties.

Every NSW strata scheme – including two-lot duplexes – must report key information to the NSW Strata Hub each year, within three months of the building's Annual General Meeting. The report covers contact details, insurance, building information and more, and late or missed reporting can attract penalties.

Keeping these records accurate and up to date is part of good building management, and something TBPM helps clients stay on top of.

Official resources:

• Strata Hub – the digital platform that centralises strata scheme information.
• Strata annual reporting – what must be reported, and when.
• Submit a strata annual report – the Service NSW page for lodging the annual report.

Owners fund their building through levies, normally paid quarterly. Levies are split between the administrative fund, which covers day-to-day running costs, and the capital works fund, which covers major repairs and replacements such as roofs, lifts, painting and waterproofing.

A well-planned capital works fund, guided by a long-term maintenance plan and an accurate asset register, helps schemes avoid sudden special levies when big-ticket items reach the end of their life.

Official resources:

• Strata levies, finances and insurance – how levies, funds and insurance work in NSW strata.
• Strata Schemes Management Act 2015 – the legislation covering financial management duties.

Most strata buildings must have their essential fire safety measures inspected by an accredited practitioner each year, and issue an Annual Fire Safety Statement (AFSS) to the local council and to Fire and Rescue NSW. A current fire safety schedule and statement must also be displayed prominently in the building.

Missing or late fire safety statements are one of the most common – and most avoidable – compliance failures in strata buildings.

Official resources:

• Fire safety certification – NSW Planning Portal – official guidance on fire safety statements and schedules.
• Lodge a fire safety statement – Fire and Rescue NSW – how to lodge your AFSS with Fire and Rescue NSW.
• Fire and Rescue NSW – building fire safety information and contacts.

For newer apartment buildings (Class 2), the Strata Building Bond and Inspections Scheme requires developers to lodge a building bond that can fund the rectification of defects identified through independent inspections.

Older buildings address defects – such as concrete spalling, waterproofing failure, render cracking and balcony issues – through remedial works projects. In both cases, getting the scope right and holding contractors accountable is what protects your Owners Corporation's money.

Official resources:

• Strata Building Bond and Inspections Scheme – how the building bond and inspection process works.
• Building Commission NSW – the regulator for building work and defects in NSW.

Under NSW work health and safety law, an Owners Corporation is treated as a person conducting a business or undertaking (a PCBU). That means it has legal duties to keep common property safe for residents, visitors and contractors.

In practice, this includes checking that contractors hold the right licences and insurances, and provide a Safe Work Method Statement (SWMS), before any work proceeds on site – a standard part of every TBPM service.

Official resources:

• SafeWork NSW – the NSW work health and safety regulator, with guidance for property owners.

By-laws are the rules that govern day-to-day life in a strata scheme – covering matters such as pets, parking, renovations and noise. By-laws must be registered to be enforceable.

When a dispute cannot be resolved within the scheme, most strata matters require mediation through NSW Fair Trading before an application can be made to the NSW Civil and Administrative Tribunal (NCAT).

Official resources:

• Living in strata – understanding your rights and how to resolve issues.
• NCAT – strata schemes orders – the Tribunal that hears strata disputes in NSW.

Most strata buildings have both a strata manager and a building manager, and the two roles are often confused. They are complementary, not competing – a well-run building usually needs both.

A strata manager (or strata managing agent) looks after the administration and governance of the scheme: issuing levies, arranging insurance, organising and minuting meetings, handling correspondence, keeping the financial records and helping the committee meet its legal obligations. In NSW, strata managing agents must hold a licence. They typically work from an office and look after many schemes at once.

A building manager (also called a caretaker or facilities manager) looks after the physical building and its day-to-day operation: being on or near site, coordinating and supervising contractors, monitoring the condition of common areas, managing planned and reactive maintenance, and acting as a first point of contact for residents. This is the role TBPM provides – on-site, part-time or remotely, depending on what your building needs.

In short: the strata manager looks after the paperwork and the money; the building manager looks after the bricks, mortar and people. The two work hand in hand, and a good building manager makes sure nothing falls through the gap between them.

Official resources:

• Strata in NSW – overview – the NSW Government's main strata information page.
• Strata living guide – explains the roles involved in running a strata scheme.