Guide · Buying

Strata title and body corporate: what to check by state

Buying an apartment in Australia: owners corporation, body corporate or strata company, levies, by-laws and the certificates to ask for, by state.

Checked on against the official sources at the bottom of the page.

In short

When you buy an apartment, unit or townhouse in a shared scheme, you own your lot and share the common property through a body that goes by a different name in each state: owners corporation (NSW, VIC, ACT), body corporate (QLD, SA) or strata company (WA). You pay levies, follow by-laws, and in several states you can become liable for debts the previous owner left. The documents the seller must give you, and the official certificate, differ by state, so ask for them before you sign.

What you own and what you share

On a strata plan or plan of subdivision you own your lot, and you share common property such as gardens, external walls, roofs, driveways and stairwells (Landgate WA). You also hold a lot entitlement (Victoria, Queensland) or unit entitlement (NSW, WA, SA), which sets your share of costs and, in some schemes, your voting power. Check the plan against the contract: measurements, and whether your car space is part of your title or common property. In Victoria, if it is common property you need a lease or licence.

Levies

Levies pay for the running and repair of the shared parts. In NSW the administrative fund covers day-to-day costs and the capital works fund covers major repairs; the NSW page warns that “low levies could mean a steep rise in future fees” and that special levies may be needed. In Queensland the certificate shows next year’s levies; unpaid levies can accrue interest of up to 30% a year, and you may be liable for the previous owner’s outstanding amounts. In South Australia, unpaid contributions on the unit can be enforced against you and, as an owner, you are a guarantor of the body corporate’s debts.

What to ask for, state by state

StateOfficial certificate or disclosureOther documents to read
NSWSection 184 certificate from the owners corporation (a fee applies): levies, outstanding levies for the lot, how the 10-year capital works plan will be funded, recent by-laws. Levies outstanding but not shown on it are not the buyer’s responsibility.Strata report (finances, insurance, building defects, planned works, legal matters, meeting notes); by-laws from the seller; strata plan.
VICOwners corporation certificate, attached to the section 32 statement: fees, insurance, past and proposed maintenance, fee increases, legal claims.Manager’s registration, AGM minutes, financial statements and budget, plan of subdivision, registered rules.
QLDBody corporate certificate (BCCM form 33 or 34, or BUGTA form 18) and the seller disclosure statement (scheme from 1 August 2025).By-laws, the community management statement for community titles schemes, improvements register, assets register if one exists.
WAThe seller must provide, before you sign, scheme documents (including by-laws and schedule of unit entitlements), the latest AGM minutes, the latest statement of accounts and an estimate of your 12-month levies, plus the amount the owner already owes.Notifiable variations the seller must tell you about in writing.
SAThe vendor must give you, at least 10 clear days before settlement: contributions payable and arrears, assets and liabilities, unit entitlement, minutes of the last 2 years, latest accounts, insurance and the articles.You can inspect accounting records and the register of unit holders.
ACTFor a unit in a registered units plan, a unit title sale certificate dated not earlier than 3 months before the day the property was first advertised, offered for sale or listed, and the units plan.A certified extract of the common property title and, where applicable, alternative rules (Unit Titles (Management) Act 2011).
TAS, NTRules are in state and territory strata legislation. The pages could not be read for this guide.Ask the state authority or a conveyancer.

The scheme and the lot are two different things. A tidy lot can sit in a scheme with a large upcoming repair bill, and the minutes of the most recent general meeting are where you see it first (Landgate).

By-laws

By-laws or articles can restrict pets, parking, noise, rubbish, short-term letting and renovations. Exterior changes such as air-conditioners may need approval, which can be refused (South Australia). In NSW, read them before buying to check they match how you live. Rules can change before you become the owner, so check the current version.

Inspections for a strata lot

A building inspection normally covers only the unit’s interior and immediate exterior; common property needs a special-purpose report (NSW). Victoria suggests an independent building inspection of obvious structural issues. See building and pest inspection.

New schemes

In NSW the developer acts as the owners corporation at first, with limits on what they can do. Check the first AGM and the initial maintenance schedule. Contract protections for off-the-plan purchases vary by state; ask your conveyancer.

What it costs

Levies are set by each scheme and vary with the building. There is no national figure. Costs to budget for are the levies, a possible special levy, and fees for certificates or a strata report: NSW says a fee applies for the section 184 certificate, and Queensland says a fee applies for requesting extra records from the body corporate. Purchase duty is calculated by each state: use the stamp duty calculator.

Which professional to consult

A conveyancer or solicitor reads the certificate, by-laws and contract and explains your share of liabilities; see conveyancer. A building inspector reports on the lot; see building inspector. In NSW you can also order a strata report from a provider or obtain it through the strata manager.

Frequently asked questions

What is the difference between strata, body corporate and owners corporation?

They describe the same idea under different state names and laws. Use the term of the state where the property is.

Can I be liable for the previous owner’s unpaid levies?

In Queensland and South Australia, yes in some cases, so check the certificate. In NSW, levies outstanding but not shown on the section 184 certificate are not your responsibility.

Can I see the meeting minutes before I buy?

Yes. WA requires the seller to give the latest AGM minutes; SA requires minutes for the past two years; Victoria advises reading recent AGM minutes.

Does a house in a community titles scheme count?

Possibly. In Queensland the body corporate rules apply to community titles schemes, with a community management statement. Confirm with Titles Queensland.

Do I need a strata report?

No state page read makes it compulsory, but NSW and Victoria advise reading the finances and records before you commit.

More guides on buying

Sources

All guides · Payotte Australia