Strata living involves balancing individual rights with communal responsibilities. Owners and tenants must comply with by‑laws, pay levies and respect their neighbours, while the owners corporation must maintain common property and act in the best interests of all owners. The questions below address common issues raised by owners and tenants in Australian search queries.
Owners must pay levies when due, comply with by‑laws, keep their lot in good repair, and not damage or interfere with common property. Owners must not carry out work affecting the building’s support or shelter without the corporation’s approval and must not use their lot or common property in a way that causes nuisance. Owners must also provide the owners corporation with an emergency contact address and inform it of any tenant details within 14 days of leasing.
Tenants must comply with the scheme’s by‑laws, which form part of the lease and should be provided to them within 14 days of signing. Tenants must not cause damage or nuisance and should report defects or repairs to their landlord or agent promptly. If more than 50 % of lots in the scheme are tenanted, the tenants may elect a tenants’ representative to the strata committee who can attend meetings but not vote. Tenants can also attend general meetings but have no voting rights unless they hold a proxy from the owner.
By default, pet bans are no longer enforceable in NSW; schemes cannot unreasonably prohibit the keeping of pets. However, by‑laws may impose reasonable conditions (e.g. size, behaviour, approval process). Owners or tenants should apply to the owners corporation and not keep a pet until approval is obtained. From 2026, the standard by‑law will require the committee to respond to pet applications within a reasonable time and provide reasons for refusal (similar to minor renovations).
Yes. Tenants may attend general meetings and speak on agenda items but cannot vote unless they hold a proxy from the owner. If more than half the lots are tenanted, tenants can nominate a tenants’ representative to the strata committee. The representative may attend committee meetings, speak on agenda items and submit motions but cannot vote.
The strata committee or owners corporation may serve a notice to comply. If the conduct continues, the owners corporation can apply to the Tribunal for penalties (up to $1,100 for a first offence and higher for repeat offences). For serious breaches (e.g. short‑term letting without approval), the Tribunal may issue orders restraining the conduct. Changes in 2025/26 strengthen enforcement by allowing Fair Trading to investigate complaints and issue compliance notices.
By‑laws often regulate smoking (banning it in common areas), require occupants to not create noise that interferes with others, and set rules for parking on common property or in designated spaces. These by‑laws can be enforced through notices to comply and Tribunal orders. Under the 2025 reforms, by‑laws must not be harsh, unconscionable or oppressive, and strata schemes must provide clear reasons when refusing requests (e.g. pets or renovations). To change a by‑law, follow the special resolution process outlined in the Renovations section.
Owners must notify the owners corporation within 14 days of entering into a tenancy agreement, providing the tenant’s name and the agent’s address (if any). Owners must also give tenants a copy of the by‑laws. If tenants breach by‑laws, the owners corporation can pursue the landlord. Landlords should ensure their lease requires tenants to comply with the by‑laws.
The scheme’s by‑laws are recorded on its strata plan and copies should be kept by the strata manager. Owners and tenants can request a copy. Minutes of general meetings and committee meetings must be kept for at least seven years, and owners can inspect these records on request. Some schemes also make minutes and notices available via their strata portal or notice board.