Strata Title and Body Corporate: Your Rights as an Owner or Tenant
Last updated: June 2026
What Is Strata Title?
Strata title divides a building into individually owned lots (your apartment or unit) and common property shared by all owners (gardens, driveways, lifts, lobbies). It is the most common ownership structure for apartments and townhouses in Australia.
What Is a Body Corporate / Owners Corporation?
Every strata scheme has a body corporate (called an owners corporation in Victoria and NSW). It is made up of all lot owners and is responsible for:
- Managing and maintaining common property
- Collecting levies from lot owners
- Taking out building insurance
- Enforcing the by-laws of the scheme
- Hiring a strata manager (if appointed)
Levies
All lot owners must pay strata levies: contributions to an administrative fund (day-to-day expenses) and a sinking/capital works fund (major repairs and improvements). Levies are set at the annual general meeting and can be significant.
Unpaid levies can result in legal action and interest charges.
By-Laws
Each strata scheme has by-laws that set rules for lot owners and tenants, covering pets, noise, renovations, parking, and use of common areas. By-laws must not be harsh, unconscionable, or oppressive.
You are entitled to a copy of the by-laws before buying or renting in a strata scheme.
Renovations and Alterations
Any works that affect common property or the exterior of your lot generally require body corporate approval. Structural work requires special approval. Always check before starting renovations.
Dispute Resolution
Strata disputes are handled by state tribunals:
| State | Tribunal |
|---|---|
| NSW | NSW Civil and Administrative Tribunal (NCAT) |
| VIC | Victorian Civil and Administrative Tribunal (VCAT) |
| QLD | Queensland Civil and Administrative Tribunal (QCAT) |
| WA | State Administrative Tribunal (SAT) |
Tenant Rights in Strata
Tenants must comply with by-laws, but the landlord (lot owner) cannot impose by-laws as lease terms that are more restrictive than the residential tenancy legislation. The landlord is responsible for ensuring common property is maintained.