Author: Murray Cameron

StrataSoft Owners Portal: ‘How to use’ Guide – Invoice Approval

Written by Murray Cameron on 09/09/2026. Posted in Building Management Committee Expertise, Changing Strata Managers, Committee Education, Company Title Expertise, Self-Managed Schemes Expertise.

Written by Murray Cameron on 09/09/2026.

Who’s Actually Authorising Your Payments? Invoice Approval Explained

Every strata scheme pays invoices constantly — gardeners, cleaners, electricians, insurers. The question owners rarely get a straight answer to is: who actually authorised that money to leave the scheme’s account, and on what authority? The answer isn’t “the strata manager decided” — it’s a specific, layered chain of authority set out in law. (NSW Government)

At Strata Real Estate Services, we think owners are entitled to see that chain, not just trust that it exists.

What the Law Actually Guarantees You

Under section 9(2) of the Strata Schemes Management Act 2015 (NSW), an owners corporation must not delegate any of its functions — including authority over its own money — unless that delegation is specifically authorised by the Act.
Section 52 is where that authorisation happens: an owners corporation may delegate functions to a strata managing agent, but only through the instrument appointing the agent (the management agreement) or another formal instrument. Whatever limit is written into that agreement — commonly an “agent expenditure limit” — is the actual boundary of what the agent can approve alone.
Scheme funds are held in a trust account under the Property and Stock Agents Act 2002 (NSW) and the Property and Stock Agents Regulation 2022 (NSW). That money cannot be used for anything other than the owners corporation’s own purposes, and must be disbursed only as the owners corporation directs.
Critically, only a Licensee in Charge (LIC) — the individual formally responsible for supervising the agency — may authorise a withdrawal from a trust account. An assistant strata managing agent cannot, no matter how routine the invoice looks.
Every payment has to show up somewhere: sections 95–99 require accounting records to capture all money received and spent, and section 180 requires those records to be kept for 7 years — so any payment can be traced back after the fact.

Saying that there are two types of invoice recieved for strata schemes by their Strata Manager:

Standard Invoices – these are typically invoices that a regular amounts from regular suppliers the scheme has Ok’d – such as gardeners, cleaners, water, power, statutory bodies, etc.
Non Standard Invoices – these are typically invoices that are one off, relate to a quote, or subject of a work order requested by the committee or as required.

Where We Stand: An Non Standard Invoice Shouldn’t Clear Itself

The law sets who is allowed to authorise a payment. It says very little about whether an owner or committee member can actually see that authorisation happening, item by item, in anything close to real time.

Technically, once a payment sits within the managing agent’s delegated limit, it can be paid and only surface later as a single line in a financial statement. We don’t think “it was within the limit” is a satisfying answer when someone asks what a payment was for.

That’s why every non standard invoice that comes through for a scheme we manage runs as a visible case in StrataSoft — showing whether it’s still waiting on the manager, or has been escalated to an Authorised Representative (the Treasurer, or someone with the backing of the majority of the committee) because it sits above the delegated limit. Nothing gets paid silently: every approval is tied to a named person, a timestamp, and a decision — Approve or Reject — that’s emailed back as a record the moment it happens.

Our view is simple: “it was under the limit” tells you a payment was allowed. It doesn’t tell you it was right. We think owners deserve both.

How Strata Real Estate Services Can Help

We’re finalising a dedicated step-by-step guide to How to Use Invoice Approval in your StrataSoft Owners Portal.

Your Strata, Our Expertise.

Key Takeaways

An owners corporation can only delegate payment authority to its strata managing agent through the formal appointment instrument, under section 52 of the Strata Schemes Management Act 2015 (NSW) — and only within the limit that instrument sets.
Scheme money sits in a trust account, and only a Licensee in Charge can authorise a withdrawal from it — a routine staff member cannot, under the Property and Stock Agents Act 2002 (NSW).
Every payment must be recorded in the scheme’s accounting records (sections 95–99) and kept for 7 years (section 180), giving a full audit trail.
At Strata Real Estate Services, invoices above the agent’s delegated limit are escalated to a named Authorised Representative for sign-off — visible to owners as it happens, not disclosed months later.

StrataSoft Owners Portal: ‘How to use’ Guide – Quote Approval

Written by Murray Cameron on 09/09/2026. Posted in Building Management Committee Expertise, Changing Strata Managers, Committee Education, Company Title Expertise, Self-Managed Schemes Expertise.

Written by Murray Cameron on 09/09/2026.

Up to Three Quotes, No Shortcuts: How Supplier Quotes Are Chosen in Your Strata Scheme

Before a tradesperson is ever booked for anything substantial, NSW law already has an opinion on how that decision gets made. It isn’t “whoever the strata manager likes” or “whoever answers the phone first” — it’s a defined process built around comparison, independence and a paper trail. (NSW Government)

At Strata Real Estate Services, we don’t treat that process as red tape to get through quickly. We treat it as the whole point.

What the Law Actually Guarantees You

Under section 102(1) of the Strata Schemes Management Act 2015 (NSW), an owners corporation must obtain at least 2 independent quotations before committing to proposed expenditure over the prescribed threshold — currently $30,000. Below that figure, quotes aren’t a strict legal requirement, but they remain best practice.
“Independent” isn’t a loose word here: the quotes must come from suppliers who aren’t connected to each other, and aren’t connected to the strata managing agent, the building manager, or a member of the strata committee. A quote from a mate of a committee member doesn’t count as the second quote.
If two genuinely independent quotes can’t be obtained, section 102(2) doesn’t let that slide quietly — the secretary must put it on the agenda of the next general meeting, along with the reason why.
The two-quote rule has a carve-out for genuine emergencies: burst or blocked pipes, storm or fire damage, electrical or security failures, and glass breakages that compromise building security don’t need to wait for competing quotes first.
For insurance specifically, the bar is higher again — section 166 requires the strata managing agent to obtain at least 3 quotations from different insurers, or record in writing why fewer were obtained.

What committees can do to get the right contractors

Our strong recommendation is for the committee to select their preferred suppliers / contractors. StrataSoft has a section which provides for committee selected Preferred Suppliers – contractors how give great services, know the building, know the demands, deliever value for money.

With the Preferred Suppliers in place and reviewed annually the committee is directing the strata management team to utilise their contracts as a proirity. Strata Managers see the preferred suppliers at the top of the list of available suppliers when generating a work order. Ultimately this gives the committee control of who is choosen and peace of mind that they know who will look after the repair of maintenance issue.

Where We Stand: A Decision, Not a Rubber Stamp

Section 102 tells an owners corporation how many quotes it needs before it spends money. It doesn’t say anything about whether an owner or committee member can actually see that comparison happening, or who chose which supplier and why.

Technically, three quotes can be collected, one can be picked, and the decision can simply appear as a line item in the next set of minutes. We don’t think “we got a few quotes” is the same thing as “we made a considered decision” — and we don’t think owners should have to take that on faith.

That’s why quote decisions for schemes we manage run through a visible Vote tab in StrataSoft: every competing supplier listed side by side, their uploaded quote and amount attached, and a Meeting Decision recorded against each one individually — not just a single outcome buried in a set of minutes months later. Whoever makes the call has to actively select an outcome for every supplier, confirm it, and that decision is timestamped against their name.

Our view is simple: the law says get two quotes. We think owners are entitled to see all quotes, know who compared them, and know why one was chosen over the other — not just be told the box was ticked.

How Strata Real Estate Services Can Help

We’re finalising a dedicated step-by-step guide to How to Use Quote Approval in your StrataSoft Owners Portal

Your Strata, Our Expertise.

Key Takeaways

Expenditure over $30,000 requires 2 independent quotations under section 102(1) of the Strata Schemes Management Act 2015 (NSW), and independence has a specific legal meaning.
If two quotes can’t be obtained, the reason has to be disclosed at the next general meeting (section 102(2)) — it can’t just be skipped.
Genuine emergencies are exempt from the two-quote rule; “the tradesperson was free this week” is not.
Insurance requires 3 quotations from different insurers (section 166).
At Strata Real Estate Services, every supplier decision is recorded individually and visibly in StrataSoft — not just summarised as an outcome after the fact.

NSW Building Commissioner – New DBP Insurance Work Guide Explained

Written by Murray Cameron on 09/09/2026. Posted in Building Maintenance, Building Management Committee Expertise, Committee Education, Company Title Expertise, Compliance, Insurance, Self-Managed Schemes Expertise.

The Building Commission NSW, has issued a new Guide to Insurance Repairs and Reinstatement Works for Class 2 buildings, including mixed-use buildings with a Class 2 component.

You can access the Guide, Developed by Building Commission NSW and the Association of Insurance Building and Engineering Consultants (AiBEC), the guide explains when Design and Building Practitioner (DBP) obligations may apply to insurance repair and reinstatement work.

It includes practical scenarios and flowcharts to help stakeholders navigate the claims and repair process.

📑Resource: A copy of the Guide to Insurance Repairs and Reinstatement Works

StrataSoft Owners Portal: ‘How to use’ Guide – eVote

Written by Murray Cameron on 09/09/2026. Posted in Building Management Committee Expertise, Changing Strata Managers, Committee Education, Company Title Expertise, Self-Managed Schemes Expertise.

Written by Murray Cameron on 09/09/2026.

Vote From Anywhere: Your Right to eVote in NSW Strata Schemes

Missing a strata meeting used to mean missing your say. Under the Strata Schemes Management Act 2015 (NSW) and its Regulation, that’s no longer the case — owners can now vote on motions before a meeting even starts, from a laptop or phone, without setting foot in the room. (NSW Legislation)

At Strata Real Estate Services, we don’t see eVoting as a nice-to-have add-on. We built it into how every scheme we manage operates.

What the Law Actually Guarantees You

Pre-meeting electronic voting isn’t an optional courtesy a strata manager can withhold — it’s a defined mechanism set out in law, with its own rules for how and when it can be used.

Under Schedule 1, clause 28(3) (owners corporation meetings) and Schedule 2, clause 10(3) (strata committee meetings) of the Strata Schemes Management Act 2015 (NSW), a meeting notice may specify pre-meeting electronic voting as an available way to vote on a motion.
Clause 14A of the Strata Schemes Management Regulation 2016 (NSW) confirms pre-meeting electronic voting cannot be used to decide an election — office bearers and strata committee members still have to be elected at the meeting itself.
Clause 15 requires the secretary to give every eligible voter access to a compliant electronic ballot paper and an electronic declaration form at least 7 days before the meeting.
Clause 15(8) sets the close of the ballot: 24 hours before the meeting for owners corporation matters, or immediately before the meeting for strata committee matters.
Clause 16 governs what counts as an informal (invalid) vote, and clause 17 sets out how the result is worked out once voting closes.

This is exactly the sequence StrataSoft takes you through — Terms & Conditions, an Electronic Form Declaration confirming who you are and your entitlement to vote, then the Voting screen itself — because the platform is built to satisfy clause 15’s requirements, not just to look tidy on screen.

Where We Stand: Access Isn’t Optional

The law sets a floor, not a service standard. Technically, an owners corporation can comply with clause 15 by opening the ballot exactly 7 days before a meeting and slamming it shut 24 hours before — a narrow window that assumes every owner is watching their inbox at the right moment.

We think that’s the bare minimum, not the standard to aim for.

That’s part of why every scheme we manage gets ongoing visibility into upcoming motions, meeting documents and voting status through the StrataSoft Owners Portal — not just a one-off email when a ballot happens to be open. Owners can log in, see what’s coming up, read the motion wording and attachments early, and vote when it suits them within the legislated window, instead of scrambling in the last 24 hours.

Our view is simple: if it’s your building and your money being decided on, you shouldn’t be relying on a single email landing in the right inbox at the right time to have your say.

How Strata Real Estate Services Can Help

Owners — download our step-by-step guide, How to Use StrataSoft to eVote, to see how to search your documents, get help in the portal, and read your Scheme Dashboard so you’re never caught off guard by an upcoming vote.

Your Strata, Our Expertise.

Key Takeaways

Pre-meeting electronic voting is set out in Schedule 1, clause 28(3) and Schedule 2, clause 10(3) of the Strata Schemes Management Act 2015 (NSW), and detailed in clauses 14A–17 of the Strata Schemes Management Regulation 2016 (NSW).
It cannot be used for elections (clause 14A), and ballots must be issued at least 7 days before the meeting (clause 15).
Voting closes 24 hours before a general meeting, or immediately before a strata committee meeting (clause 15(8)) — once submitted, your vote is final and cannot be withdrawn or changed.
At Strata Real Estate Services, owners get ongoing access to upcoming motions and documents through StrataSoft — not just a narrow, one-off voting window.

Your Records, Your Right: How to Achieve Full Access to Your Books and Records

Written by Murray Cameron on 09/09/2026. Posted in Building Maintenance, Building Management Committee Expertise, Changing Strata Managers, Committee Education, Company Title Expertise, Compliance, Insurance, Self-Managed Schemes Expertise.

Written by Murray Cameron on 09/09/2026.

Every owner in a NSW strata scheme has a right to see the books and records of their owners corporation. Moreover, these include the strata roll, the financial statements, the minutes, the contracts, the insurance certificates, and all related documents.

It’s a statutory entitlement under the Strata Schemes Management Act 2015 (NSW). In addition, this entitlement ensures Your Records Access is available to owners.

At Strata Real Estate Services, we don’t treat this as fine print. We treat it as one of the founding principles of how we manage a scheme.

What the Law Actually Guarantees You

Under section 182 of the Strata Schemes Management Act 2015 (NSW), an owner, mortgagee, covenant chargee, or a person authorised by any of them may formally request to inspect the records of the owners corporation, Your Records Access.

The request must be made in writing and, for owners, comes with a modest, government-set fee — it cannot be inflated by the strata manager or the owners corporation.

Once a request is made, section 183 sets out how the inspection must happen:

The owners corporation and the applicant should agree on a time, place or method for inspection.
If no agreement is reached within 3 days, the owners corporation must fix a date within 10 days of the request, at a time between 9am and 8pm.
The inspection can take place in person, or — increasingly the norm — through secure electronic access.

Section 182(3) sets out a detailed list of what must be made available, including:

The strata roll (owner and tenant details, unit entitlements, contact details)
Financial statements, accounting records and the levy register
Minutes of general meetings and strata committee meetings
Insurance policies and certificates of currency
The 10-year capital works fund plan
Contracts and agreements, including the strata managing agent’s instrument of appointment
Any other record in the custody or control of the owners corporation

The only carve-out is how individuals voted in a secret ballot — that stays confidential under section 182(5), and secret ballot results only need to be retained for 13 months, not 7 years.

If you’re a prospective buyer, section 184 allows a similar request for a formal strata information certificate covering a specific lot — the document most conveyancers rely on before settlement. Authority from the current owner is normally required.

What Records Must Be Kept, and for How Long

The right to inspect only means something if the records exist in the first place. Section 180 of the Act requires an owners corporation to retain the following for 7 years:

Minutes of general meetings and strata committee meetings
Financial statements and accounting records (also governed by sections 96–99)
Correspondence sent and received
Notices and orders required to be kept under the Act

Since 11 June 2024, an amendment to section 176 requires any of these records created from that date onward to be kept in electronic form — a physical folder in a cupboard is no longer sufficient on its own. (NSW Government)

How to Request an Inspection — and What It Costs

If you want to inspect your scheme’s records, the process is straightforward:

Put your request in writing to the owners corporation or strata managing agent.
Pay the prescribed fee — currently $31 (incl. GST) for the first hour and $16 for each additional half-hour if you’re an owner, or $60 and $30 respectively if you’re an authorised third party (such as a strata search agent).
Attend the inspection at the agreed or fixed time, in person or electronically, and take copies if you wish — the originals stay with the owners corporation.

These fees are fixed by regulation. No strata manager can charge more for the privilege of showing an owner their own scheme’s records.

What If Records Are Withheld?

If an owners corporation or its managing agent refuses or delays access without good reason, an owner isn’t left without options. Section 188 of the Act allows the NSW Civil and Administrative Tribunal (NCAT) to order that information or documents be produced where it’s satisfied the person is entitled to them and they’ve been wrongfully withheld.

Owners can also raise the issue directly with NSW Fair Trading, which handles complaints and enquiries relating to strata and property management professionals. (NSW Fair Trading)

If your strata manager treats a records request as an inconvenience, that’s worth noticing — and worth asking why.

Where We Stand: Transparency Isn’t Optional

Section 182 sets a legal floor, not a service standard. Additionally, a strata manager can comply with the law by requiring an owner to submit a written request. If owners wait up to ten days or pay a fee to see Your Records Access, the process remains unsatisfactory.

That’s part of why we built real-time visibility into how we manage every scheme we look after, including giving owners day-to-day access to documents, meeting records and case updates through their StrataSoft Owners Portal — rather than making section 182 the only way to see what’s happening with your money and your building.

Our view is simple: if it’s your scheme, your levies and your building, you shouldn’t need a legal process to find out what’s going on with any of them.

How Strata Real Estate Services Can Help

Whether you’re an existing client wanting to know more about your rights, or a prospective client comparing how transparent your current strata manager really is, we’re happy to walk you through exactly what records you’re entitled to see and how quickly you should expect to see them.

Owners – download the guide on How to Use the StrataSoft Owners Portal to gain searchable access to your records.

Your Strata, Our Expertise.

Key Takeaways

Owners, mortgagees and covenant chargees have a legislated right to inspect owners corporation records under section 182 of the Strata Schemes Management Act 2015 (NSW).
Owners corporations must retain most records for 7 years (section 180) and, since 11 June 2024, keep new records electronically (section 176).
Inspection requests must be actioned within a 10-day window if no earlier agreement is reached (section 183), for a fee fixed at $31 for the first hour (owners) or $60 (authorised third parties).
If access is wrongfully refused, NCAT can order production of the records (section 188), and NSW Fair Trading can assist with a complaint.
At Strata Real Estate Services, we go beyond the legal minimum — giving owners ongoing digital access to their scheme’s records, not just access on request.

Income Recovery: Lost Income Recovered for a NSW Strata Scheme

Written by Murray Cameron on 21/08/2026. Posted in Building Maintenance, Building Management Committee Expertise, Changing Strata Managers, Committee Education, Company Title Expertise, Compliance, Insurance, Self-Managed Schemes Expertise.

Written by Murray Cameron on 21.08.2026.

For years, a large Sydney strata scheme (Scheme A) had a legal right to be reimbursed for shared facility costs. That income simply wasn’t collected.

The previous managing agent couldn’t execute a straightforward invoicing obligation, despite repeated requests from the committee.

When Strata Real Estate Services (SRES) took over, the outcome changed. The scheme recovered over $100,000 in backdated income, plus an ongoing monthly reimbursement, within months of handover. This illustrates Lost income recovery.

This is what that recovery took — and why most managing agents never get there.

The Situation

Scheme A and Scheme B arrangement overview

Scheme A did not have adequate onsite garbage facilities. It had a long-standing arrangement with its neighbouring scheme, Scheme B. Scheme A’s residents used Scheme B’s garbage room. In exchange, Scheme B’s residents were granted access to Scheme A’s pool and BBQ area. Under the terms of that arrangement, Scheme B contributed to the pool and BBQ maintenance. Scheme A’s managing agent invoiced those costs. Consequently, this arrangement impacted Lost income recovery for Scheme A’s managing agent.

The previous agent never issued those invoices. Scheme B’s residents kept using the pool and BBQ area. Scheme A kept paying to maintain them. The committee raised it repeatedly with the previous Strata Manager but Nothing changed.

Frustrated, and facing a broader pattern of service failures, the committee moved Scheme A’s management to SRES, appointed at an Extraordinary General Meeting. SRES conducted the handover from the outgoing agent at no cost to the scheme.

Why This Happens — And Why It’s Fixable

Reason 1: The previous agent did not understand the legal basis for the claim.

As a result, they failed to invoice for the cost, affecting Lost income recovery.

Without a clear read of legal instrument which created the obligation and what it actually required, an agent simply did nothing.

On appointment, the SRES strata manager’s first step was not to chase Scheme B — it was to review the strata records and title documents to confirm exactly what Scheme A was legally entitled to recover, and from when.

Reason 2: Uncollected income is usually a symptom of an unresolved operational gap.

The previous agent had never addressed a practical shortfall the original developer left unresolved — there was no proper mechanism onsite to isolate and quantify the actual maintenance costs attributable to the pool and BBQ area. Without that, there was nothing defensible to invoice. However, they then failed to take action to remedy that shortfall so they could invoice for the costs.

SRES met with the committee and building manager to identify the exact onsite gaps, then arranged quotes to close them — minor equipment that allowed maintenance costs to be correctly identified and installed. This allowed the billing on a monthly basis to commence.

Reason 3: Recovery requires a proper financial process, not a single invoice.

Fixing the arrangement going forward doesn’t recover what was already lost. SRES formally notified Scheme B in writing of its obligation, the previous agent’s failure to act on it, and the invoicing that would follow. Working with the in-house SRES CPA accountant, the team built a proper invoice template, began monthly billing, and — critically — went back through the financial records to reconstruct and back-bill every quarter owing since the arrangement first took effect.

The Result

Over $100,000 recovered in backdated reimbursement owed to Scheme A.
An ongoing monthly reimbursement now in place for pool and BBQ maintenance costs, correctly invoiced and collected as a matter of course.
A committee that no longer has to raise the same issue meeting after meeting.

The Bigger Picture

This was one of several issues the committee faced under its previous managing agent — others included unresolved defects, Home Owners Warranty claims, long-term one-sided contractor appointments, and ongoing maintenance failures. We’ll cover those in future case studies.

Your situation in your Strata Scheme may be very different to the above, however our expertise, history and knowledge will greatly assist you to fix any issues you may have.

I would be happy to discuss your issues and how you can change management to Strata Real Estate Services at anytime.

Murray Cameron
Managing Director
Strata Real Estate Services

Your Strata, Our Expertise.

Contact Strata Real Estate Services to discuss your scheme, or to arrange a confidential review of your current management arrangements.

Sources: Strata Schemes Management Act 2015 (NSW) s142 – Common property rights by-laws; NSW Fair Trading – Strata and property complaints; NSW Government – Strata repairs and maintenance

StrataRes – Points of Difference

Written by Murray Cameron on 31/07/2026. Posted in Building Maintenance, Building Management Committee Expertise, Changing Strata Managers, Committee Education, Company Title Expertise, Compliance, Insurance, Self-Managed Schemes Expertise.

1. A strata business built on 69 years of experience

SRES has a genuine history in the strata industry dating back to 1957 as a founding family business in the NSW strata industry.

Strata experience since 1957 — not since last Tuesday.

2. Experienced people, not a high-volume call centre

The majority of our managers and staff have more than 10 years’ industry experience. (Strata Real Estate Services)

Experienced strata professionals who know your building — and your history.

3. Responsive service

“We get back to you!” and the commitment to return calls and emails. (Strata Real Estate Services)

When you contact SRES, you get a response — not an automated ticket number.

4. Your own dedicated strata manager

One manager who knows your scheme. A team behind them when you need it.

5. Fixed pricing with minimal disbursements

SRES offers a fixed-price management fee with minimal disbursements and no hidden charges. (Strata Real Estate Services)

Straightforward fixed pricing. No surprises.

6. Independent, family-owned business

SRES is a family business that has remained in the family since 1957. (Strata Real Estate Services)

Family owned. Independently operated. Personally accountable.

7. Technology that gives owners transparency

SRES provides private online access to scheme records. The proprietary system is interactive, transparent and compliant. (Strata Real Estate Services)

Technology that lets owners see what is happening, rather than technology that replaces personal service.

8. Regular physical inspections of the building

“We like to attend your building — so we know your issues first hand.” (Strata Real Estate Services)

We don’t manage your building from behind a desk. We inspect it, understand it and manage it.

9. Proactive rather than reactive management

We offer proactive management and undertaking a Strata and Building Health Check, reviewing major expenditure, security and maintenance, and establishing an action plan for immediate repairs or challenges. (Strata Real Estate Services)

We don’t wait for problems to become expensive. We identify them early and help the Owners Corporation deal with them.

10. Financial and building health focus

Our Health Check is particularly valuable because SRES is more than a administrative strata manager.

Administration + Financial Management + Building Management + Risk Identification + Strategic Advice.

11. Strong remedial and defect management capability

One of our biggest genuine competitive advantages is SRES’s experience with building defects, remedial works, major projects and complex Owners Corporation matters.

When your building has a problem, we don’t just record it — we manage the solution.

We have a high level of expertise in:

Building defects
Remedial works
Major capital works
Building rectification
Developer defects
NCAT matters
Project management

12. A manager that understands complex strata

SRES is the strata manager you appoint when the building requires experience and judgement.

Simple strata should be simple. Complex strata needs experience.

13. Service is customised to the building

SRES provides a customised mix of service, technology and pricing. (Strata Real Estate Services)

Your building isn’t managed from a template. Your management service is tailored to your scheme.

14. Long-term relationships rather than transactional management

We aim to develop mutually rewarding, long-term relationships with customers. (Strata Real Estate Services)

We measure success by the long-term health of your building — not by how many schemes we can put on a manager’s portfolio.

15. A genuinely comprehensive service

SRES covers meetings, finance, repairs, maintenance and advice, rather than treating strata management as simply administration. (Strata Real Estate Services)

One experienced team responsible for the whole picture.

The 10 strongest SRES differentiators

#	Point of difference	Client benefit
1	Strata experience since 1957	Proven knowledge and stability
2	Family-owned and independent	Personal accountability
3	Experienced strata managers	Experienced people managing your building
4	Dedicated manager + support team	Someone knows your scheme
5	Responsive service	Problems don’t sit unanswered
6	Fixed, transparent pricing	No unexpected management charges
7	Regular building inspections	Problems identified earlier
8	Proactive building & financial health checks	Better long-term decisions
9	Powerful technology + personal service	Transparency without losing human contact
10	Complex defect, remedial & project expertise	Someone capable when things get difficult

StrataRes – Preferred Suppliers List

Written by Murray Cameron on 18/07/2026. Posted in Building Maintenance, Building Management Committee Expertise, Changing Strata Managers, Committee Education, Company Title Expertise, Compliance, Insurance, Self-Managed Schemes Expertise.

No Connected Suppliers

At Strata Res, acting in our clients’ best interests is at the core of everything we do. We understand our disclosure and fiduciary obligations regarding trade suppliers’ relationships. Unlike some strata managers, we are not influenced by supplier incentives that may create conflicts of interest and increase costs for owners. If any those relationships are declared in our agency agreement.

You be the judge

These suppliers are listed due to their good value for money offering and great service. We love hearing any feedback about their service.

Service	Company Name	Phone	Email	Website
Auditor	Cabel Partners	02 8071 0300	info@cabel.com.au	https://www.cabel.com.au/
Builder	BIM Sydney	02 9938 1740	quotes@bimsydney.com.au	https://bimsydney.com.au/
Builder	Remedial Building Specialists	02 9438 2920	admin@remedialbuildingspecialists.com.au	https://remedialbuildingspecialists.com.au/
Builder	Rod Finlayson Remedial Building	02 9938 6752	info@rfrb.com.au	https://www.rfrb.com.au/
Electrician	RL Gray Electrical	0418 419 718	ben@rlgrayelectrical.com.au	https://www.service.com.au/listing/electrical-switch-board-inspections-balgowlah-2093-nsw-r-l-gray-electrical-pty-ltd
Electrician	ETS Electrical	1300 927 733	admin@etsgroup.com.au	https://www.etsgroup.com.au/
Fire Services	Profire Australia	02 9948 4494	office@profireaustralia.com.au	https://www.profireaustralia.com.au/
Fire Services	Civil Fire Design	02 9906 1626	service@civilfire.com.au	https://www.civilfire.com.au/
Fire Services	Betta Fire Protection	02 8669 9162	info@bettafire.com.au	https://bettafireprotection.com.au/
Fire Services	Abate Fire Protection	02 9939 8107	info@abate.com.au	https://abate.com.au/
Garage Door Repairers	Gem Garage Doors	0407 434 244	info@gemgaragedoors.com.au	https://www.gemgaragedoors.com.au/
Garage Door Repairers	Allgate Automation	1300 655 600	service@allgate.com.au	https://allgate.com.au/
Handyman	Hire a Hubby NSW	0448 725 117	manly.nsw@hireahubby.com.au	https://hireahubby.com.au/opportunities/nsw/hire-a-hubby-manly/
Handyman	Strata Maintenance Group	0421 206 121	admin@smgau.com	No website available
Insurance Valuation	BIV Reports	1300 107 280	biv@biv.com.au	https://www.biv.com.au/
Insurance Valuation	QIA Group	1300 309 201	info@qiagroup.com.au	https://www.qiagroup.com.au/
Insurance Valuation	Solutions In Engineering	1300 136 036	enquiry@solutionsinengineering.com	https://www.solutionsinengineering.com/
Lift Maintenance	Schindler Lifts	02 9931 9900	customer.service@au.schindler.com	https://au.schindler.com/en.html
Lift Maintenance	Electra Lifts	02 9304 4600	sales@electralift.com.au	https://electralift.com.au/
Locksmiths	Barrenjoey Locksmiths	02 9938 6600	service@barrenjoey.com.au	https://barrenjoey.com.au/
Plumber	Pipe Fix Plumbing	0415 440 859	info@pipefixplumbing.com	https://pipefixplumbing.com/
Plumber	MT Plumbing	02 9971 9738	accounts@mtplumbing.com.au	https://www.mtplumbing.com.au/
Plumber	McElroy Plumbing	02 9398 1397	info@mcelroyplumbing.com.au	https://www.mcelroyplumbing.com.au/
Roofer	VJ Roofing Services	0402 038 563	admin@vjroofingservices.com.au	https://vjroofingservices.com.au/
Roofer	On Top Roofing Solutions	1300 66 88 98	info@ontop.com.au	https://www.ontop.com.au/
Roofer	Sydney Gutter Clean	02 8020 5777	info@sydneygutterclean.com.au	https://gutterclean.com.au/
Solicitors	JS Mueller & Co	02 9562 1266	enquiries@muellers.com.au	https://muellers.com.au/
Solicitors	Bannermans Lawyers	02 9929 0226	enquiries@bannermans.com.au	https://www.bannermans.com.au/
Solicitors	OMB Solicitors	07 5555 0000	info@omb.com.au	https://omb.com.au/
Tree Loppers	Aura Tree Services	02 9939 0078	info@auratrees.com.au	https://auratrees.com.au/
Tree Loppers	Plateau Trees	0455 112 788	info@plateautrees.com.au	https://plateautrees.com.au/
Window Safety	ASQB	02 9785 7893	info@asqb.com.au	https://www.asqb.com.au/
Window Safety	Window Compliance Australia	0409 664 109	service@windowcomplianceaustralia.com.au	https://www.windowcomplianceaustralia.com.au/
Window Safety	The Window Guy	1300 663 664	info@thewindowguy.com.au	https://thewindowguy.com.au/

Your Building should have its own Preferred Supplier List

As a client of StrataRes, your building can select its own list of Preferred Supplier, which we recommend. View your buildings list of Preferred Supplier by Logging on to your schemes’ private website at StrataSoft.

What does that mean? Strata Terms Explained (2026 Guide)

Written by Murray Cameron on 14/07/2026. Posted in Committee Education, Compliance.

Buying into or living in a strata scheme introduces a whole new vocabulary. From “Owners Corporation” to “special resolutions”, understanding these terms can make it much easier to participate in meetings, read reports and make informed decisions.

This glossary explains the most common terms used in NSW strata legislation and the strata management industry in simple language.

Administrative Fund

The fund used to pay the day-to-day running costs of the strata scheme.

Examples include:

Cleaning
Gardening
Electricity for common areas
Insurance
Strata management fees
Minor repairs

AGM (Annual General Meeting)

The yearly meeting of all owners.

Important decisions are made including:

Approving the budget
Setting levies
Electing the strata committee
Reviewing financial statements
Appointing the strata manager

Building Manager

A person or company appointed to manage the day-to-day operation of larger buildings.

They typically coordinate:

Cleaning
Contractors
Security
Building maintenance
Resident enquiries

A Building Manager is not the same as a Strata Manager.

By-laws

The rules that govern how people live within the strata scheme.

They commonly cover:

Pets
Renovations
Parking
Noise
Smoking
Use of common property
Behaviour of residents

Every owner and resident must comply with the registered by-laws.

Capital Works Fund

Money set aside for major repairs and replacement of common property.

Examples include:

Roof replacement
Lift upgrades
Painting
Driveway resurfacing
Waterproofing
Window replacement

Previously known as the Sinking Fund.

Common Property

Parts of the building owned collectively by all owners.

Examples include:

Roof
External walls
Stairwells
Lifts
Driveways
Gardens
Swimming pools
Shared hallways

Owners cannot usually alter common property without approval.

Community Association

The governing body for a Community Title development.

Unlike strata, a Community Association may manage:

Roads
Parks
Shared recreational facilities
Estate landscaping

Community Title

A form of property ownership commonly used in housing estates where owners own their own land but share facilities with neighbours.

Defect

A fault in the construction of a building.

Examples include:

Water leaks
Cracking
Waterproofing failures
Structural issues

Exclusive Use By-law

A registered by-law giving one owner the exclusive right to use part of the common property.

Examples include:

Courtyards
Roof terraces
Storage areas
Parking spaces

Extraordinary General Meeting (EGM)

A meeting held between Annual General Meetings to consider urgent or important matters.

Fire Safety Statement

A document confirming that the building’s essential fire safety measures have been inspected and are operating correctly.

Levy

The regular contributions owners pay to operate the Owners Corporation.

Levies usually fund:

Maintenance
Insurance
Utilities
Cleaning
Administration

Lot

The individual property owned by an owner.

It may be:

An apartment
A townhouse
A villa
A commercial suite
A storage lot
A parking lot

Lot Owner

A person or company that legally owns a lot within the strata scheme.

Also commonly referred to as an owner.

Managing Agent

Another name for a licensed Strata Managing Agent or Strata Manager.

Mediation

A voluntary dispute resolution process provided by NSW Fair Trading before many matters proceed to NCAT.

NCAT

The NSW Civil and Administrative Tribunal.

NCAT hears many strata disputes including:

Renovations
Pets
By-law breaches
Repairs
Levy recovery
Meeting disputes

Notice to Comply

A formal notice issued when someone breaches a strata by-law.

It is often the first formal step before Tribunal proceedings.

Occupier

Someone living in the property.

This may include:

The owner
A tenant
A family member

Office Bearers

Members of the strata committee elected to specific positions including:

Chairperson
Secretary
Treasurer

Ordinary Resolution

A decision passed by more than 50% of votes cast at a meeting.

Many routine decisions are made this way.

Owners Corporation

The legal entity made up of all lot owners.

The Owners Corporation owns and manages the common property and makes decisions affecting the building.

Older schemes may still use the former term Body Corporate, although this is no longer the legal term used in NSW.

Proxy

A person authorised to vote on behalf of an owner who cannot attend a meeting.

Quorum

The minimum number of people or voting entitlements required before a meeting can proceed.

Section 184 Certificate

Previously known as a Section 109 Certificate or Strata Information Certificate.

It provides important information about a strata scheme when a property is being bought or sold, including levies, insurance, by-laws and known financial matters.

Special Levy

An additional levy raised to pay for unexpected or major expenses not covered by existing funds.

Special Resolution

A higher level of approval required for significant decisions.

Examples include:

Changing by-laws
Major renovations affecting common property
Property rights by-laws

A special resolution generally requires no more than 25% of the value of votes cast to be against the motion.

Strata Committee

Owners elected by the Owners Corporation to make many day-to-day decisions between general meetings.

Strata Inspection Report

A report prepared by inspecting the Owners Corporation’s records before purchasing a lot.

It often identifies:

Building defects
Financial health
Legal disputes
Upcoming major works

Strata Manager

A licensed professional appointed by the Owners Corporation to assist with the administration of the strata scheme.

Typical responsibilities include:

Organising meetings
Financial management
Compliance
Record keeping
Contractor coordination
Advice to the committee

Strata Plan

The registered survey plan showing:

Individual lots
Common property
Lot boundaries

It determines what each owner owns and what belongs to the Owners Corporation.

Tenant

A person renting a lot from the owner.

Tenants must comply with the strata by-laws even though they are not owners.

Unit Entitlement

Each lot is allocated a number called a Unit Entitlement.

It is used to calculate:

Levy contributions
Voting rights (in some circumstances)
Ownership share of common property

Larger or more valuable lots generally have higher Unit Entitlements.

Utility Infrastructure

Shared building services including:

Water
Sewer
Electricity
Gas
Communications
Stormwater drainage

Responsibility depends on whether the infrastructure forms part of the lot or the common property.

Work Order

An instruction issued by the strata manager or building manager authorising contractors to perform approved maintenance or repairs.

Work Health and Safety (WHS)

The laws requiring the Owners Corporation to provide a safe environment for workers, contractors, visitors and residents when carrying out building operations.

Why Understanding Strata Terminology Matters

Understanding these common terms helps owners:

Participate confidently in meetings.
Understand financial reports.
Read meeting agendas and minutes.
Communicate effectively with their strata manager.
Make informed decisions about renovations, maintenance and by-laws.
Understand their rights and obligations under NSW strata legislation.

At Strata Real Estate Services, we believe informed owners make better decisions and stronger communities. If you’re ever unsure about a strata term or process, our experienced team is here to help.

Your Strata, Our Expertise.