Buying into a strata property, whether it’s an apartment, townhouse, or small unit complex, can feel like stepping into a whole new world. Unlike owning a freestanding home, strata ownership means you’re part of a community with shared responsibilities, costs, and decision-making.
For many new owners, understanding what strata is, how it works, and what you need to do can feel overwhelming at first. This beginner’s guide will help you feel confident about your rights, obligations, and the opportunities that strata living provides.
What Is Strata?
Strata is a system of property ownership where individuals own their lot (for example, an apartment or townhouse) but share ownership of common property with other lot owners.
Common property may include:
- Driveways and car parks
- Gardens, courtyards, or shared outdoor areas
- Roofs, gutters, and external walls
- Shared stairwells, foyers, and corridors
The Owners Corporation (formerly known as a Body Corporate) is the legal entity responsible for managing this common property on behalf of all lot owners.
Your Rights as a Strata Owner
Owning a property in a strata scheme comes with a number of important rights:
- Use and enjoyment of common property – You can access and enjoy shared spaces, provided you respect the rights of others.
- Voting rights – As an owner, you can vote on key decisions at general meetings, including budgets, by-laws, and major works.
- Access to records – You’re entitled to view financial statements, meeting minutes, and other Owners Corporation (OC) records.
- Participation – You can nominate yourself to join the committee, which oversees the day-to-day decisions of the Owners Corporation.
These rights ensure that every owner has a voice in how their community is run.
Your Responsibilities as a Strata Owner
With rights also come responsibilities. As a new owner, you’ll need to:
- Pay levies on time – These cover maintenance, insurance, and long-term planning. Levies are decided collectively and are essential to keeping your property in good condition.
- Comply with rules (by-laws) – By-laws exist to protect the community, covering things like noise, parking, pets, and renovations.
- Maintain your lot – Owners are responsible for upkeep inside their lot, while the Owners Corporation looks after common property.
- Respect neighbours – Strata living is community living. Courtesy and co-operation are key to harmonious living.
What the Owners Corporation Does
The Owners Corporation is made up of all the lot owners in your scheme, with an elected committee managing day-to-day responsibilities. In practice, most Owners Corporations engage a professional Strata Manager, like MBCM Strata Specialists. Some of the duties fulfilled by a Strata Manager include:
- Prepare meeting notices, agendas, proxies and minutes
- Convene and chair every Owners Corporation Annual General Meeting (AGM) and any other meetings called to make strata related decisions
- Manage levy collection and financial reporting
- Arrange and oversee insurance and compliance obligations
- Coordinate minor repairs and maintenance
- Provide general advice on legislation and governance
- Keep and maintain the Owners Corporation register
This support helps ensure everything runs smoothly and in compliance with state regulations.
Decision-Making in Strata
Decisions are made in two main ways:
- At committee level – The committee deals with routine matters such as maintenance approvals, contractor engagement, and by-law enforcement.
- At general meetings – Larger decisions, such as budgets, major works, or changing by-laws, are decided by all owners.
Each lot generally carries one vote, and different resolutions (ordinary, special, or unanimous) may be required depending on the decision to be made.
Dispute Resolution
Disagreements can sometimes arise in strata communities, whether about noise, parking, financial contributions or debates about what is and isn’t common property.
- Start with communication – Many issues can be resolved through open discussion.
- Formal processes – If disputes can’t be resolved informally, your Strata Manager can guide you through formal resolution options, including mediation or tribunal processes.
- Focus on community – The goal is to reach a fair outcome while preserving relationships.
- Tenants living in Strata – As tenants are not lot owners any dispute must be reported to their managing real estate agent or their landlord (the lot owner) to resolve.
Tips for Getting the Most Out of Strata Living
For new owners, thriving in a Owners Corporation comes down to participation and awareness. Here are some tips:
- Stay informed – Read meeting agendas, minutes, and financial statements so you know what’s happening.
- Engage with your community – Get to know your neighbours and contribute to discussions and make time to attend your Annual General Meeting.
- Budget for levies – Treat levies as an essential investment in your property’s long-term value.
- Ask for help – If you’re unsure about rules, compliance, or responsibilities, your Strata Manager is there to guide you.
At MBCM Strata Specialists, we pride ourselves on supporting owners every step of the way. From clear communication and financial transparency to proactive maintenance and expert compliance advice, we help strata communities of all sizes thrive.