Self-managed strata is more common in Australia than most people realise — particularly in smaller buildings where the management fee eats a significant chunk of the levies. In NSW alone, thousands of schemes operate without a licensed strata manager.
If you're considering going self-managed, or you've just taken it on and aren't sure what's required, this guide covers your legal obligations and the practical steps to run your scheme properly.
Is self-managed strata legal in NSW?
Yes. Under the Strata Schemes Management Act 2015 (NSW), an owners corporation is not required to appoint a strata managing agent. The committee can handle the administration itself, provided it meets its obligations under the Act.
In states like QLD (BCCMA 1997) and VIC (OC Act 2006), the same applies — self-management is entirely legal and common for smaller schemes.
What does a self-managed committee need to do?
The owners corporation has ongoing legal obligations regardless of whether it has a manager. These include:
- Running an AGM each year — with proper notice (at least 7 days in NSW), a compliant agenda and recorded minutes
- Maintaining a strata roll — current names and addresses of all lot owners
- Recording and distributing minutes — within 14 days of a meeting under SSMA 2015
- Managing the administrative and capital works funds — keeping accounts and preparing a budget
- Responding to maintenance requests — the OC is responsible for common property
- Keeping a register of by-laws — and enforcing them when required
How to run committee meetings without a manager
Committee meetings don't need to be formal affairs — but they do need to be documented. Here's the basic process:
1. Give proper notice
Under SSMA 2015, committee meetings require reasonable notice. Best practice is at least 3–5 days, with an agenda distributed in advance.
2. Establish quorum
Quorum for a committee meeting is a majority of committee members — so if you have 5 committee members, at least 3 must be present.
3. Raise and vote on motions
Every decision should be made as a formal motion — clearly worded, voted on, and recorded with who voted for and against.
4. Distribute minutes
Minutes must be distributed to all lot owners within 14 days of the meeting. They should record every motion, the outcome, and any items discussed.
What about between-meeting decisions?
The SSMA 2015 allows committees to pass motions outside of meetings — via a circular resolution (where all members sign, or in writing). This is useful for urgent maintenance approvals or minor decisions that don't warrant a full meeting.
The biggest challenge with self-management
Most self-managed committees struggle not with the legal requirements, but with the administration — keeping records organised, ensuring minutes are written and distributed, tracking maintenance, and answering owner questions about by-laws.
This is exactly the problem StrataView is built to solve. It handles the admin layer automatically — motions are raised in the platform, votes are recorded, minutes are generated, and owners can check the status of maintenance requests without emailing the committee. The AI can answer by-law questions in seconds, so you're not spending your evenings hunting through legislation.
When should you consider appointing a strata manager?
Self-management works well for smaller, stable schemes where committee members are engaged and the building is relatively straightforward. You might consider a manager if:
- The building is large (50+ lots) with complex maintenance requirements
- There are persistent disputes between owners that need third-party handling
- No committee member has time to take on the administrative load
- You need specialist financial management for a large capital works fund
For everything else, the right software and a committed committee is all you need.