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STRATA TITLES ACT 1985

Table of Provisions

PART 1 -- Preliminary  

  • 1 Short title
  •  
  • 2 Commencement
  •  
  • 3 Terms used
  •  
  • 4 Notes and examples not part of Act
  •  
  • 5 Act binds Crown

PART 2 -- Strata titles schemes  

  • 6 Legislative framework
  •  
  • 7 Strata titles schemes
  •  
  • 8 Freehold schemes and leasehold schemes
  •  
  • 9 Lots -- strata schemes and survey-strata schemes
  •  
  • 10 Common property
  •  
  • 11 Subdivision of land by strata titles scheme
  •  
  • 12 Registration of strata titles scheme
  •  
  • 13 Strata titles
  •  
  • 14 Strata company

PART 3 -- Planning and development

Division 1 -- Planning approvals

Subdivision 1 -- Strata schemes  
  • 15 Subdivision approval of strata scheme
  •  
  • 16 Application of Planning and Development Act
  • Subdivision 2 -- Survey-strata schemes  
  • 17 Subdivision approval of survey-strata scheme
  • Subdivision 3 -- General provisions  
  • 18 Planning (scheme by-laws) condition
  •  
  • 19 Planning approval of scheme plan or amendment of scheme plan
  •  
  • 20 Approval for postponement of expiry day for leasehold scheme
  •  
  • 21 Approval for modification of restricted use condition
  •  
  • 22 Approval under planning (scheme by-laws) condition
  •  
  • 23 Requirement for local government approval

Division 2 -- Preliminary determinations  

  • 24 Preliminary determinations by local government

Division 3 -- Common property  

  • 25 Long term lease of temporary common property
  •  
  • 26 Long term lease or licence over common property

Division 4 -- Review of decisions  

  • 27 Review of Planning Commission decision
  •  
  • 28 Review of local government decision

PART 4 -- Scheme documents

Division 1 -- Scheme notice  

  • 29 Scheme notice
  •  
  • 30 Scheme name and address for service of strata company
  •  
  • 31 Postponement of expiry day for leasehold scheme

Division 2 -- Scheme plans  

  • 32 Scheme plan
  •  
  • 33 Short form easements or restrictive covenants
  •  
  • 34 Requirements for registration of scheme plan
  •  
  • 35 Requirements for registration of amendment of scheme plan
  •  
  • 36 Exemption for staged subdivision

Division 3 -- Schedule of unit entitlements  

  • 37 Schedule of unit entitlements
  •  
  • 38 Requirements for registration of amendment of schedule of unit entitlements

Division 4 -- Scheme by-laws  

  • 39 Scheme by-laws on registration
  •  
  • 40 Leasehold by-laws
  •  
  • 41 Resolution for postponement of expiry day under leasehold by-laws
  •  
  • 42 Staged subdivision by-laws
  •  
  • 43 Exclusive use by-laws
  •  
  • 44 Making of scheme by-laws
  •  
  • 45 Application of scheme by-laws
  •  
  • 46 Invalidity of scheme by-laws
  •  
  • 47 Enforcement of scheme by-laws
  •  
  • 48 Requirements for registration of amendment to give effect to scheme by-laws

Division 5 -- Strata leases  

  • 49 Relationship with other laws
  •  
  • 50 Term of strata lease
  •  
  • 51 Limitations on powers of owner of leasehold scheme
  •  
  • 52 Content and form of strata lease
  •  
  • 53 Amendment of strata lease
  •  
  • 54 Enforcement of strata lease
  •  
  • 55 Contracting out prohibited

PART 5 -- Registration and land titles

Division 1 -- Schemes and amendment of schemes  

  • 56 Application for registration
  •  
  • 57 Effect of registration
  •  
  • 58 Registration process
  •  
  • 59 No presumption of validity of scheme by-laws

Division 2 -- Re-entry or surrender of strata leases  

  • 60 Notice and registration

Division 3 -- Statutory easements  

  • 61 Easement for support, shelter and projections -- lot
  •  
  • 62 Easement for support, shelter and projections -- common property
  •  
  • 63 Utility service easement
  •  
  • 64 Common property (utility and sustainability infrastructure) easement
  •  
  • 65 Entry under statutory easement
  •  
  • 66 Rectification of damage

Division 4 -- Rates, taxes and charges  

  • 67 Registrar of Titles to deliver copies of plans
  •  
  • 68 Particulars on plan to be conclusive for rating and taxing purposes
  •  
  • 69 Rating for strata schemes
  •  
  • 70 Rating for survey-strata schemes
  •  
  • 71 Rating on gross rental value
  •  
  • 72 Owner may seek a review of unimproved value of parcel
  •  
  • 73 Land tax and metropolitan region improvement tax: strata schemes
  •  
  • 74 Land tax and metropolitan region improvement tax: survey-strata schemes
  •  
  • 75 Charges for water supplied
  •  
  • 76 Water service charges under the Water Services Act 2012

PART 6 -- Scheme developer  

  • 77 First statutory general meeting
  •  
  • 78 Key documents
  •  
  • 79 Disclosure of remuneration and other benefits
  •  
  • 80 Defects in scheme buildings or infrastructure
  •  
  • 81 Contracting out prohibited

PART 7 -- Lot owners and occupiers

Division 1 -- General  

  • 82 Offence to contravene restricted use condition
  •  
  • 83 Use and enjoyment
  •  
  • 84 Insurance for lot
  •  
  • 85 Person to act for lot owner in certain circumstances

Division 2 -- Structural alteration of lots  

  • 86 Terms used in this Division
  •  
  • 87 Structural alteration of lot in strata scheme
  •  
  • 88 Structural alteration of lot in survey-strata scheme
  •  
  • 89 Approvals and objections to structural alterations
  •  
  • 90 Order dispensing with approval for structural alteration of lot

PART 8 -- Strata company

Division 1 -- Functions

Subdivision 1 -- Property  
  • 91 General duty
  •  
  • 92 Temporary common property
  •  
  • 93 Transactions affecting common property or parcel
  •  
  • 94 Power of strata company to carry out work
  •  
  • 95 Power of strata company to enter any part of parcel
  •  
  • 96 Recovery of records, keys and property
  • Subdivision 2 -- Insurance  
  • 97 Required insurance
  •  
  • 98 Notice to member of strata company
  •  
  • 99 Member may obtain required insurance
  • Subdivision 3 -- Financial management  
  • 100 Administrative and reserve funds and contributions
  •  
  • 101 Accounting records and statement of accounts
  •  
  • 102 Budget
  • Subdivision 4 -- Representation and judgment debts  
  • 103 Strata company is representative of owners in proceedings
  • Subdivision 5 -- Records and correspondence  
  • 104 Records and correspondence
  •  
  • 105 Roll to be kept by strata company
  •  
  • 106 Address for service if no roll maintained in 2, 3, 4 or 5-lot scheme
  • Subdivision 6 -- Provision of information  
  • 107 Application by person with proper interest in information
  •  
  • 108 Contact information
  •  
  • 109 Inspection of material
  •  
  • 110 Certificates
  •  
  • 111 Legal professional privilege and defamation
  • Subdivision 7 -- Miscellaneous powers  
  • 112 Compliance with scheme by-laws
  •  
  • 113 Enforcement of road laws
  •  
  • 114 Enforcement of local laws
  •  
  • 115 Power to terminate certain contracts for amenities or services
  •  
  • 116 Powers of strata company generally
  • Subdivision 8 -- Limitations  
  • 117 Limitations on exercise of powers
  •  
  • 118 Common seal and execution of documents

Division 2 -- Objectives  

  • 119 Objectives

Division 3 -- Procedures

Subdivision 1 -- Voting and resolutions  
  • 120 Voting
  •  
  • 121 Voting period
  •  
  • 122 Counting of votes
  •  
  • 123 Resolutions
  •  
  • 124 Voting by proxy
  •  
  • 125 Disqualification from voting as proxy
  •  
  • 126 Exercise of voting power in certain cases
  • Subdivision 2 -- Meetings of strata company  
  • 127 Annual general meetings of strata company
  •  
  • 128 Extraordinary general meetings of strata company
  •  
  • 129 Notice requirements for all general meetings
  •  
  • 130 Quorum at general meetings
  •  
  • 131 Holding meetings remotely
  •  
  • 132 Conducting business at general meetings
  •  
  • 133 Resolutions of general meetings
  •  
  • 134 Performance of restricted council functions in general meeting

Division 4 -- Councils  

  • 135 Functions and constitution of councils
  •  
  • 136 Corporate body may be officer or council member
  •  
  • 137 Council members: general duties and conflicts of interest

Division 5 -- Miscellaneous  

  • 138 Performance of council functions in general meeting if no council or quorum
  •  
  • 139 Contract formalities
  •  
  • 140 Special rules for 2, 3, 4 or 5-lot schemes
  •  
  • 141 Protection from liability
  •  
  • 142 Exclusion of Corporations Act

PART 9 -- Strata managers  

  • 143 Authorisation of functions of strata manager
  •  
  • 144 Requirements to be met by strata manager
  •  
  • 145 Strata management contracts: minimum requirements
  •  
  • 146 General duties and conflict of interest
  •  
  • 147 Disclosure of remuneration and other benefits
  •  
  • 148 Operation of accounts
  •  
  • 149 Accounting information
  •  
  • 150 Audits
  •  
  • 151 Termination of strata management contract
  •  
  • 152 Return of records and other property
  •  
  • 153 Provision of information about industry
  •  
  • 154 Contracting out prohibited
  •  
  • 155 Protection from liability

PART 10 -- Protection of buyers  

  • 156 Information to be given before contract
  •  
  • 157 Information to be given after contract
  •  
  • 158 Delay in settlement for failure to give information
  •  
  • 159 Avoidance of contract for failure to give information
  •  
  • 160 Avoidance of contract on notification of variation for material prejudice
  •  
  • 161 Avoidance of contract for failure to disclose type 1 notifiable variation
  •  
  • 162 Avoidance of contract for failure to disclose type 2 notifiable variation
  •  
  • 163 Proposed lot contract
  •  
  • 164 Avoidance of contract -- manner and effect
  •  
  • 165 Contracting out prohibited

PART 11 -- Variation of strata titles scheme by Tribunal

Division 1 -- On damage or destruction  

  • 166 Variation of strata scheme on damage or destruction of building

Division 2 -- On compulsory acquisition  

  • 167 Variation of strata scheme on taking
  •  
  • 168 Variation of survey-strata scheme on taking
  •  
  • 169 Acquiring authority to lodge redefining plan after partial taking

Division 3 -- Notice of applications  

  • 170 Notice of application for order under section 166, 167 or

PART 12 -- Termination of strata titles scheme

Division 1 -- Introduction  

  • 171 Forms of termination

Division 2 -- Expiry of leasehold scheme  

  • 172 Notification of expiry

Division 3 -- Termination proposal  

  • 173 Proponent
  •  
  • 174 Outline of termination proposal
  •  
  • 175 Content of outline of termination proposal
  •  
  • 176 Ordinary resolution and support of owner of leasehold scheme required to proceed further
  •  
  • 177 Approval of plan of subdivision
  •  
  • 178 Full proposal
  •  
  • 178A Reference of full proposal to independent advocate
  •  
  • 179 Content of full proposal
  •  
  • 180 Support of owner of leasehold scheme required
  •  
  • 181 Meetings and submissions
  •  
  • 182 Vote
  •  
  • 183 Confirmation of termination resolution by Tribunal
  •  
  • 184 Endorsement of subdivision approval on plan
  •  
  • 185 Application for termination of scheme
  •  
  • 186 Withdrawal of termination proposal
  •  
  • 187 Notice that termination proposal cannot proceed further
  •  
  • 188 Notices received by Registrar of Titles
  •  
  • 189 Costs of process
  •  
  • 190 Arrangements for independent advice or representation for owners

Division 4 -- Termination by single owner  

  • 191 Application for termination by single owner

Division 5 -- Directions for winding up of strata company  

  • 192 Order for directions about winding up of strata company

Division 6 -- Notice, application and registration process  

  • 193 Notice of expiry or application for termination of scheme
  •  
  • 194 Registration process for termination of scheme
  •  
  • 195 Effect of termination of scheme

Division 7 -- Termination on compulsory acquisition  

  • 196 Termination on compulsory acquisition

PART 13 -- Tribunal proceedings  

  • 197 Scheme disputes
  •  
  • 198 Procedure
  •  
  • 199 Declarations
  •  
  • 200 Orders
  •  
  • 201 Interim orders
  •  
  • 202 Decision not to make order or declaration
  •  
  • 203 Certain powers only exercisable by judicial member or legally qualified member
  •  
  • 204 Limitations on orders
  •  
  • 205 Administrator of strata company
  •  
  • 206 Contributions for money payable by strata company
  •  
  • 207 Enforcement of order to act
  •  
  • 208 Order overrides existing scheme by-laws
  •  
  • 209 Original jurisdiction
  •  
  • 210 Internal review of order or declaration

PART 14 -- Miscellaneous  

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