Changes to strata laws

Key information

• New laws for NSW strata schemes start on 1 October 2026.
• The laws will introduce annual training for strata committee members. They will also exempt two-lot strata schemes (most duplexes) from the requirement to report information annually on Strata Hub.
• The new laws continue to deliver the recommendations from the 2021 statutory review of strata laws and suppot right-sized strata regulation.
• 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.

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
• 1 October 2026.

Changes starting 1 October 2026

New reforms will commence on 1 October 2026:

• Strata committee members must complete free online training each year within 3 months of being appointed to their roles.
• Two-lot strata schemes (such as duplexes) no longer need to complete strata annual reporting.

Changes that started on 1 April 2026

Key changes that started on 1 April 2026 uplift developer accountability, help schemes better plan for the cost of repairing and maintaining common property, and increase transparency around embedded networks:

• 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.