Strata committee in New South Wales (NSW)

A strata scheme in New South Wales is legally the responsibility of the owners corporation — every lot owner is automatically a member. Because it isn't practical for all owners to meet every time a small decision is needed, the owners corporation elects a strata committee to handle routine matters between general meetings, under the Strata Schemes Management Act 2015 (NSW).

What the strata committee is

The strata committee is a group of owners (or their nominees) elected to represent the owners corporation on day-to-day operational matters. It is not a separate legal entity — it acts on behalf of, and is accountable to, the owners corporation as a whole.

How it's elected

Committee members are elected by owners at the annual general meeting. Any owner can typically nominate, and voting follows the scheme's usual meeting procedures. Reminder: check the Act and NSW Fair Trading for the current eligibility, nomination and voting requirements, as these can change and depend on scheme size.

What it can decide

The strata committee generally handles matters the owners corporation has delegated to it — arranging repairs, engaging contractors for routine maintenance, managing correspondence, and preparing for meetings. Larger or more significant decisions (such as major capital works, by-law changes, or matters restricted to the owners corporation) must go to a general meeting of all owners. The scheme's by-laws and any restrictions imposed by owners at a general meeting also shape what the committee can approve on its own.

Records and meetings

The owners corporation must keep records including meeting minutes, correspondence, and a strata roll. Strata committee meetings should be minuted, and decisions made should be recorded and reported back to owners. Notice periods for meetings, quorum requirements and record-keeping obligations are set out in the Act and its regulation — check the current Strata Schemes Management Act 2015 and Strata Schemes Management Regulation 2016 for the specific figures that apply to your scheme, as these details are periodically updated.

Disputes

Disagreements about committee decisions, by-laws or owners corporation obligations can often be resolved informally first. If that doesn't work, NSW Fair Trading offers mediation, and unresolved disputes can be taken to the NSW Civil and Administrative Tribunal (NCAT), which has jurisdiction over most strata disputes in NSW.

Where to confirm the rules

Because requirements around notice periods, quorums, committee size and record retention are set in legislation and can be amended, always confirm the current position against the Strata Schemes Management Act 2015 (NSW), its regulation, and guidance published by NSW Fair Trading. This page is general information only, not legal advice — for anything specific to your scheme, check with NSW Fair Trading or a qualified strata professional.

Flex Strata helps committees run meetings, agendas, minutes, ballots, notices, maintenance and work orders, contractor and compliance records, documents, owner requests and the audit trail — it does not handle levies, budgets or arrears, which remain the treasurer's or managing agent's responsibility under the Act.