Strata reports in NSW: what to check before buying a unit or townhouse
Key facts
| Fact | Detail | Source |
|---|---|---|
| Strata documents in the contract | Include property certificates for the lot and the common property, the strata plan and the by-laws in force | Conveyancing (Sale of Land) Regulation 2022 |
| Strata report | Usually a section 182 records inspection (with the owner's authority, for a fee) plus a section 184 certificate | Buying a strata property |
| Section 184 certificate | The owners corporation must issue it within 14 days of a written application with the prescribed fee | Section 184 certificate (strata schemes) |
| Who can apply for a section 184 certificate | An owner, mortgagee or covenant chargee, or a person they authorise | Section 184 certificate (strata schemes) |
| Embedded networks | From 1 April 2026, section 184 certificates must disclose utilities supplied through an embedded network | Guide to strata law changes for strata committees and owners |
| Missing prescribed documents | The buyer may rescind by written notice within 14 days after the contract is made, unless it has been completed | The sale process |
| Statutory warranties (strata buildings) | 6 years for major defects and 2 years for other defects, from the occupation certificate for the whole building | How Building Commission NSW deals with building defect complaints |
What is a strata report in NSW?
A strata report is a pre-purchase report on the strata scheme. It usually combines an inspection of the owners corporation's records under section 182 of the Strata Schemes Management Act 2015 (NSW) with a section 184 strata information certificate.
A strata report is not compulsory, but NSW Fair Trading recommends pre-purchase building, pest and strata inspection reports. A prospective buyer can inspect the records only with the owner's authority, and a fee applies. The inspection fees for non-owners, such as prospective buyers, went up on 1 July 2025.
Whether you are buying an apartment in Norwest or Bella Vista or a townhouse in Castle Hill, the strata report shows what the contract alone may not: the scheme's finances, disputes, defects and rules.
Sources: Buying a strata property; Pre-purchase inspection reports when buying a home
Which strata documents must be attached to the contract?
For a lot in a freehold strata scheme, the seller must attach prescribed documents that include property certificates for the lot and the common property, the strata plan and the by-laws. These sit alongside the documents every NSW contract needs, such as a section 10.7 planning certificate from the local council.
If a prescribed document is missing, you may rescind the contract by written notice within 14 days after the contract is made, unless the contract has been completed.
The section 184 certificate is not a prescribed document, although sellers often attach one. If it is missing, ask for one or order a strata report before you commit. The prescribed strata documents include:
- a property certificate (title search) for the lot
- a property certificate for the common property
- the strata plan showing the lot
- the by-laws in force
- a strata development contract or strata management statement, and any amendments, where one applies
- for a leasehold strata scheme, the registered leases
Sources: Conveyancing (Sale of Land) Regulation 2022; The sale process; Buying a strata property
What is a section 184 strata information certificate?
A section 184 certificate is a document issued by the owners corporation under the Strata Schemes Management Act 2015 (NSW) that sets out key financial and management information about the scheme and the lot.
An owner, mortgagee or covenant chargee, or a person they authorise, can apply in writing with the prescribed fee. The owners corporation must issue the certificate within 14 days. The certificate covers:
- regular and special contributions (levies) to the administrative fund and the capital works fund
- any unpaid contributions and interest owing on the lot
- details of the strata committee, the strata managing agent and any building manager
- how the 10-year capital works plan will be funded
- where the owners corporation's records can be inspected
- from 1 April 2026, any electricity, gas, water, internet or other utilities supplied through an exclusive supply (embedded) network
Sources: Section 184 certificate (strata schemes); Guide to strata law changes for strata committees and owners
What should you look for in a strata report?
Look for anything that could cost you money or limit how you use the property. These are the main things to check:
- Capital works fund: compare the balance with the 10-year capital works plan. A low balance against planned major works can lead to higher levies or a special levy later.
- Special levies: check whether any special levies have been raised or are being discussed for upcoming works.
- Levies on the lot: confirm the current levies and whether any are unpaid.
- Defects and building reports: look for defect reports, rectification works and claims against the builder or developer.
- Insurance: check the building insurance policy, the sum insured and any recent claims.
- By-laws: check the rules on pets, renovations, short-term letting, parking and storage against how you plan to use the lot.
- Disputes and legal proceedings: look for disputes between owners or with the strata manager, and any tribunal or court proceedings involving the owners corporation.
- Minutes: read recent meeting minutes for recurring problems, such as water leaks or repairs that keep being deferred.
Sources: Buying a strata property
How do you get a strata report before you buy?
Your solicitor or conveyancer can arrange a strata report once the owner's authority to inspect the records is available. Allow enough time to read it before you are committed.
- Review the contract documents – Check the strata plan, by-laws and any section 184 certificate attached to the contract.
- Get the owner's authority – A prospective buyer can inspect the owners corporation's records only with the owner's authority, and an inspection fee applies.
- Order the inspection – A strata report usually combines a section 182 records inspection with a section 184 certificate.
- Read it before you are bound – Read the report before you exchange or, if you exchange first, before the cooling-off period ends (5 business days, or 10 for an off-the-plan contract), unless it has been shortened or waived with a section 66W certificate. There is no cooling-off period if you buy at auction or exchange on auction day after the property is passed in, so get the report before auction day.
Sources: Buying a strata property; Contracts and deposits when buying property in NSW; Buying property at an auction
What strata law changes should buyers know about?
NSW Fair Trading lists strata law changes that started in stages on 1 July 2025, 27 October 2025, 1 April 2026 and 1 October 2026. Changes that may matter to a buyer include the following. Check NSW Fair Trading's guide for the full list and any later updates.
| From | Change |
|---|---|
| 1 July 2025 | A by-law has no effect to the extent it stops sustainability infrastructure (such as solar panels or EV chargers) solely to preserve the external appearance of a lot or the common property, unless the building is heritage-listed or in a heritage conservation area |
| 27 October 2025 | Levy notices must include a Financial Hardship Information Statement, and payment plans for overdue levies use a standard form and can run for up to 12 months |
| 27 October 2025 | NSW Fair Trading can issue compliance notices to owners corporations and accept enforceable undertakings |
| 1 April 2026 | Section 184 certificates must include information about utilities supplied through an embedded network |
| 1 October 2026 | Strata committee members must complete free online training within 3 months of appointment (some exemptions apply), and two-lot schemes no longer lodge strata annual reports |
Sources: Changes to strata laws; Guide to strata law changes for strata committees and owners
What extra protections apply to newer strata buildings?
If the building is relatively new, check how much of the statutory warranty period is left and whether any defect claims are under way. Statutory warranties under the Home Building Act 1989 run for 6 years for major defects and 2 years for other defects. For a strata building, they run from the date of the occupation certificate for the whole building.
If a breach is discovered in the last 6 months of a warranty period, there is an extra 6 months to start proceedings.
Developers of some new residential strata buildings (generally those over 3 storeys) must lodge a bond of 2% of the building contract price under the Strata Building Bond and Inspections Scheme, unless they have instead taken out approved ten-year (decennial) liability insurance for the building. The bond can pay for fixing defects identified in independent inspections. Ask the strata manager whether a bond or a decennial liability insurance policy applies, and whether any inspection reports have been issued.
Sources: How Building Commission NSW deals with building defect complaints; Strata Building Bond and Inspections Scheme; Ten-year defect insurance for apartment buildings
How a conveyancing solicitor can help
A conveyancing solicitor can review the contract and strata documents before you exchange, arrange and explain the strata report, and tell you how the cooling-off period or a section 66W certificate affects your timing. To have a strata contract reviewed, send it to us or call (02) 9000 1408.
Frequently asked questions
Is a strata report compulsory in NSW?
No. A strata report is not compulsory, but NSW Fair Trading recommends pre-purchase building, pest and strata inspection reports. The seller must attach prescribed strata documents to the contract, such as the strata plan and by-laws, but those documents do not show the scheme's finances, disputes or defect history. A strata report helps fill that gap.
What is the difference between a strata report and a section 184 certificate?
A section 184 certificate is issued by the owners corporation and sets out levies, unpaid amounts, committee and manager details, capital works plan funding and where records are kept. A strata report usually goes further: it is based on an inspection of the owners corporation's records under section 182, such as meeting minutes and financial statements, and is usually combined with the certificate.
Who can apply for a section 184 strata information certificate?
An owner, a mortgagee or a covenant chargee of the lot, or a person they authorise, can apply in writing with the prescribed fee under section 184 of the Strata Schemes Management Act 2015 (NSW). A buyer usually gets the certificate through the seller or through a strata report ordered with the owner's authority.
How long does it take to get a section 184 certificate?
The owners corporation must issue a section 184 strata information certificate within 14 days of receiving a written application with the prescribed fee. If you are buying, ask early whether the seller has a current certificate, so you are not waiting on it close to exchange or the end of the cooling-off period.
Does the seller have to attach a section 184 certificate to the contract?
No. The section 184 certificate is not a prescribed document for a NSW contract, although sellers often attach one voluntarily. The prescribed strata documents include property certificates for the lot and common property, the strata plan and the by-laws in force.
What happens if strata documents are missing from the contract?
If the seller has not attached a prescribed document, such as the strata plan or the by-laws, the buyer may rescind the contract by written notice within 14 days after the contract is made, unless the contract has been completed. Get advice before relying on this right, because it depends on exactly what is missing.
How much does a strata report cost in NSW?
It depends on the provider. The owners corporation also charges a regulated fee to inspect its records, and the inspection fees for non-owners such as prospective buyers went up on 1 July 2025. A section 184 certificate has its own prescribed fee. Ask for the total cost before you order a report.
Sources
- Buying a strata property – NSW Government (NSW Fair Trading)
- Section 184 certificate (strata schemes) – NSW Government (NSW Fair Trading)
- Guide to strata law changes for strata committees and owners – NSW Government (NSW Fair Trading)
- Changes to strata laws – NSW Government (NSW Fair Trading)
- Conveyancing (Sale of Land) Regulation 2022 – NSW Legislation
- The sale process – NSW Fair Trading
- Pre-purchase inspection reports when buying a home – NSW Government (NSW Fair Trading)
- Contracts and deposits when buying property in NSW – NSW Government (NSW Fair Trading)
- Buying property at an auction – NSW Government (NSW Fair Trading)
- How Building Commission NSW deals with building defect complaints – NSW Government (Building Commission NSW)
- Strata Building Bond and Inspections Scheme – NSW Government
- Ten-year defect insurance for apartment buildings – NSW Government (Building Commission NSW)
Related pages
Related services
Related guides
- Buying off the plan in NSW: your rights before and after you sign
- The cooling-off period in NSW: how it works for property buyers
- Buying property at auction in NSW: what to check before you bid
- The conveyancing process in NSW, step by step
- How long does settlement take in NSW and what happens on settlement day?
Local pages
This guide is general information about New South Wales law as at 4 October 2026, not legal advice for your circumstances. Laws, thresholds and government fees change; check the official sources listed and contact us for advice about your matter.
Talk to us about your matter: call (02) 9000 1408, email info@baulkhamhillsconveyancing.com.au or request a quote online.