Executive committee in Australian Capital Territory (ACT)

In the Australian Capital Territory, what's known as "strata" in most other states is called unit title. [1](https://www.act.gov.au/housing-planning-and-property/buy-own/owning-a-unit) Every units plan has an owners corporation, made up of all unit owners, which is responsible for managing common property and the affairs of the scheme under the Unit Titles (Management) Act 2011 (ACT). The owners corporation can elect an executive committee to handle routine business between general meetings.

Flex Strata is built to support the practical work of an executive committee — organising meetings, agendas and minutes, running ballots, tracking maintenance and contractor work, keeping a compliance register, and maintaining an audit trail. This guide gives general information, not legal advice — always confirm specific requirements with Access Canberra, ACAT, or a strata professional before acting.

What the owners corporation and executive committee are

The owners corporation is the legal body responsible for a units plan — it owns and manages common property, arranges insurance, and makes decisions affecting the scheme as a whole. The executive committee is a smaller group elected by owners to manage day-to-day matters on the owners corporation's behalf, within the powers set out in the Unit Titles (Management) Act 2011 (ACT) and the owners corporation's own rules.

How the committee is elected

Executive committee members are elected by owners, typically at the annual general meeting of the owners corporation. The Act and its regulations set out eligibility and election processes, and these can differ depending on the size of the units plan. Check the current Unit Titles (Management) Act 2011 (ACT) or Access Canberra guidance for the specific process that applies to your units plan.

What the committee can decide

An executive committee generally deals with routine matters like arranging maintenance, engaging contractors, and managing correspondence, acting within the authority given to it under the Act and the owners corporation's rules. More significant decisions — such as changing the rules, approving major capital works, or matters requiring a special resolution — usually need to be decided by the full owners corporation at a general meeting. Because the exact split of authority depends on the units plan's own rules and the Act, committees should check both before acting on a significant matter alone.

Records and meetings

Owners corporations and executive committees are expected to keep records of meetings, decisions and dealings with owners, and to give owners reasonable access to relevant records. For details such as notice periods, quorum requirements and record retention, check the Unit Titles (Management) Act 2011 (ACT) and Access Canberra directly, since requirements can change and can vary with the size of the units plan. Flex Strata can help by keeping agendas, minutes, notices and the compliance register organised with a clear audit trail, but it does not replace checking the current legal requirements.

Disputes

Disputes involving unit title schemes in the ACT — including disagreements between owners, executive committees and owners corporations — can generally be taken to the ACT Civil and Administrative Tribunal (ACAT), which has a dedicated unit titles disputes list. [2](https://www.acat.act.gov.au/case-types/unit-title-disputes) Check ACAT's website for the process and requirements that apply to your type of dispute before lodging an application.

Where to confirm the rules

Because unit title law can change, and because Flex Strata does not provide legal advice, always confirm current requirements — including notice periods, quorum, committee powers and record-keeping obligations — against the Unit Titles (Management) Act 2011 (ACT), Access Canberra, and ACAT guidance, or by speaking with a strata manager or lawyer.

Flex Strata covers meetings, agendas, minutes, ballots, notices, maintenance and contractor work, the compliance register, documents, owner requests, disputes tracking and the audit trail — it does not handle levies, budgets or financial reconciliation, which are usually managed separately.