The NSW Government is making changes to strata laws to deliver improvements for people who own or live in strata properties such as apartments, townhouses, villas, and many duplexes.
Key information
- New laws for all NSW strata schemes started on 1 April 2026.
- These affect requirements for strata schemes and for original owners (developers).
- The 1 April 2026 laws deliver improvements like standard forms for initial maintenance schedules (IMS) and 10-year capital works fund plans (10-year plans), improved oversight of IMS and initial levy estimates for larger schemes, and updates to strata information certificates.
- The new laws deliver recommendations from the 2021 statutory review of strata laws.
- Subscribe to our Property Matters quarterly newsletter to stay informed about the changes.
Strata laws have changed to better meet the needs of strata communities in NSW
The change in strata laws delivers recommendations from the 2021 statutory review of strata laws.
The changes impact you if you are a:
- strata managing agent
- developer
- strata property owner
- strata committee member (this includes general committee members and the secretary, chairperson and treasurer).
Most of the new strata laws also apply to community land schemes.
The recommendations are being delivered in stages to give owners and industry time to adapt to the changes.
These stages include different sets of reforms from:
- 11 December 2023
- 1 July 2025
- 27 October 2025
- 1 April 2026
- Further reforms passed by the NSW Parliament will start at a future date.
Coming reforms also include mandatory strata committee training and changes to the conveyancing laws to require the disclosure of exclusive supply networks in contracts for sale. The details will be communicated before these reforms start, at a date to be announced.
Owner's guide to strata law changes
Learn how the changes affect property owners and strata committee members.
10-year capital works fund plans must be prepared using a standard form
Initial maintenance schedule (IMS) – required as part of the developer ‘handing over’ the strata building to the owners – must be prepared using a standard form
Multi-storey schemes’ IMS and initial strata levy estimates must be reviewed and certified by independent surveyors
Original owners (usually the developer or builder) must give evidence of review and certification by independent surveyor 14 days before the first annual general meeting
Details of exclusive supply (embedded) networks must be included in strata information certificates
Changes that started on 27 October 2025
Key reforms that started on 27 October 2025 improved transparency, accountability, fairness and financial management in strata schemes, and improved repair and maintenance of common property:
- Defining who is not a building manager.
- Additional building manager duties relating to safety, repair and maintenance, disclosure and acting in schemes’ best interests.
- Building manager candidates to declare benefits that may impact their fees charged to owners corporations.
- New ground to seek a Tribunal order to change or end a building management agreement or strata management agreement.
- Standard form for payment plans for overdue contributions (strata levies), as well as additional rules and guidance.
- Strata levy notices to include a Financial Hardship Information Statement
- Increased NSW Fair Trading investigation and enforcement powers.
Changes that started on 1 July 2025
Key reforms that started on 1 July 2025 better protect people in strata schemes:
- Encouraging sustainability in strata schemes.
- Protecting owners in strata from unfair contract terms.
- Uplifting strata management services to improve owners’ confidence.
- Imposing stricter rules on developers.
- Making it easier to install accessibility infrastructure uptake.
- Supporting owners with assistance animals.
- Making it easier to obtain approvals for minor renovations.
- Improving repairs and maintenance.
- Improving protections for owners entering into new utility contracts, including embedded networks.
- Increasing record inspection fees.
- Adding new duties for strata committee members.
- Strengthening transparency for decisions on legal services costs.
- Allowing uncollected goods to be removed with lot owners’ consent.
- Ensuring changes to common property rights by-laws have impacted lot owners’ consent.
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