How Australian Systems Work · Article 5
Scope: NSW strata; general information, not legal advice
Strata disputes are not always caused by unusually difficult neighbours. The system places private ownership, common ownership and collective decisions inside the same physical space.
The conflict triangle
- Boundaries: is a leaking element, window, balcony or pipe part of the lot or common property? Responsibility often depends on the strata plan and exact location.
- Rules: noise, pets, parking and renovations affect private life but are also governed by by-laws and approval processes.
- Money: owners share levies, repair priorities and capital works, yet disagree about what is urgent or worthwhile.
Roles are easily confused. The owners corporation comprises all owners; the strata committee handles authorised day-to-day decisions; a strata manager exercises delegated functions; and tenants may need to work through their landlord or agent on some issues. Contacting the wrong role can look like deliberate inaction.
A better escalation ladder
- Find the basis: check the strata plan, by-laws, meeting records and whether common property is involved.
- State the request: give facts, dates, photographs, impact and the action sought without guessing motives.
- Use the formal channel: contact the owners corporation and, if needed, request an agenda item.
- Escalate in stages: talk first, use any internal process, then consider free NSW Fair Trading mediation. NCAT is generally the last resort.
The key idea: in strata, “this is my home” does not always mean “I alone decide this matter”. Establish the property boundary and decision-maker before turning a system problem into a personal conflict.
Official sources
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