If you've recently joined a strata committee — or you've been on one for years without being entirely sure what you're supposed to be doing — this guide is for you.
Strata committees in Australia are volunteer positions with genuine legal responsibilities. Here's what that means in practice.
What is a strata committee?
A strata committee (called a body corporate committee in QLD, or owners corporation committee in VIC) is a group of elected lot owners who manage the day-to-day affairs of a strata scheme on behalf of all owners.
The committee is elected at the AGM each year. In NSW, it can have between 1 and 9 members depending on the scheme size.
What is the committee responsible for?
The committee acts on behalf of the owners corporation (OC) within limits set by the OC. Core responsibilities include:
1. Maintaining common property
The OC is legally responsible for maintaining and repairing common property — everything outside the lot boundaries, including the structure of the building, common areas, lifts, pools, gardens and car parks. The committee manages contractors, approves quotes, and tracks maintenance.
2. Running meetings
The committee must hold at least one AGM per year. Additional general meetings can be called when required. Committee meetings should be held as needed to deal with ongoing matters — most active committees meet monthly or quarterly.
3. Managing finances
The committee oversees two funds:
- Administrative fund — for day-to-day expenses (cleaning, insurance, minor repairs)
- Capital works fund (formerly sinking fund) — for long-term maintenance and major works
Levy amounts are set at the AGM based on a budget approved by lot owners.
4. Enforcing by-laws
The committee is responsible for enforcing the scheme's by-laws — rules around noise, pets, parking, renovations and common area use. This includes issuing notices to comply and, where necessary, applying to NCAT (NSW) or the relevant tribunal in other states.
5. Record-keeping
The committee must maintain accurate records including the strata roll, financial records, insurance documents, by-law register, meeting minutes and correspondence. In NSW, these must be available for inspection by lot owners on request.
What can't the committee decide alone?
The committee's authority is limited. Certain decisions must go to the full owners corporation at a general meeting, including:
- Changes to by-laws (requires a special resolution — 75% of lot entitlements)
- Expenditure above the committee's approved spending limit
- Major works on common property
- Granting exclusive use rights over common property
How much time does it take?
For a well-run scheme with good systems, committee membership typically takes 1–3 hours per month. The workload spikes around the AGM and when major maintenance issues arise.
The biggest time sinks are answering owner questions, managing maintenance requests and writing up minutes. StrataView automates all three — owners track their own maintenance requests in the app, the AI answers by-law questions instantly, and minutes are generated automatically when motions are resolved.
Key legislation by state
- NSW: Strata Schemes Management Act 2015
- QLD: Body Corporate and Community Management Act 1997
- VIC: Owners Corporations Act 2006
- WA: Strata Titles Act 1985 (amended 2020)
- SA: Community Titles Act 1996