Strata Building Management
Quick reference
The course on a page. Print it and keep it in the office.
State at a glance
| Qld | NSW | Vic | WA | SA | Tas | ACT | NT | |
|---|---|---|---|---|---|---|---|---|
| Owners as a group | Body corporate | Owners corporation | Owners corporation | Strata company | Strata or community corporation | Body corporate | Owners corporation | Body corporate |
| Committee | Committee | Strata committee | Committee | Council of owners | Management committee | Committee | Executive committee | Committee |
| Rules | By-laws (in the CMS) | By-laws | Rules | By-laws (registered) | Articles or by-laws | By-laws | Rules | By-laws |
| Long-term fund | Sinking fund | Capital works fund | Maintenance fund (tiers 1 and 2) | Reserve fund (10+ lots) | Sinking fund | Sinking fund | Sinking fund | Sinking fund |
| Disputes | Commissioner, then QCAT (appeals) | Fair Trading mediation, NCAT | Internal process, VCAT | SAT | Magistrates Court | Recorder of Titles, TASCAT | ACAT | NTCAT, adjudicators |
| Annual fire paperwork | Maintenance records (some buildings: occupier statement) | AFSS | AESMR | None (maintain to AS 1851) | Form 3 | Maintenance schedule records | None (maintain) | None (maintain) |
| Safety law | WHS | WHS | OHS Act 2004 | WHS (2022) | WHS | WHS | WHS | WHS |
Who you work for
The body corporate, through its committee. Instructions from the committee or its authorised person, in writing. Owners and residents can report and ask; they can’t direct your work on common property.
Triage
| Priority | Respond | Example |
|---|---|---|
| 1 Emergency | Now, 24/7, make safe first | Flood, gas, lift entrapment, fire system fault |
| 2 Urgent | Same or next business day | One lift down, hot water failed, gate stuck open |
| 3 Routine | Within your target (5 to 10 days) | Light globe, door closer |
| 4 Planned | Scheduled, with committee approval | Carpet replacement |
The contractor checklist
- Licence checked on the state register (Qld over $3,300; NSW over $5,000; specialist trades always)
- Public liability certificate current (expiry in the calendar)
- Workers compensation (or personal accident cover)
- Written scope, same for every quote
- Two quotes where the law or policy requires (NSW over $30,000; Qld over the major spending limit)
- Related-party connections disclosed
- Approval in writing before work starts
- Induction, sign-in, SWMS for high-risk work, permits
- Variations in writing, priced, approved before the work
- Work checked, certificates collected, asset register updated
- Invoice matched to order, price, evidence and fund
The yearly calendar
| When | Task |
|---|---|
| Every week | Fire walk: doors, exits, panel, extinguishers |
| Every month | Lift service; fire contractor routine tests; report to the committee |
| Every quarter | Building condition walk; gutters; review open work orders over 30 days |
| Every six months | Extinguishers and hose reels; emergency lighting test |
| Every year | Annual fire paperwork; backflow test; roof anchor recertification; switchboard thermal scan; access fob audit; insurance renewal information; emergency plan practice |
| Before storm or cyclone season | Drains, gutters, pits, pumps, generator, loose items |
| Before the AGM | Building report and recommendations for the budget and the long-term plan |
Before you enter a lot
Notice or consent, or a genuine emergency. Qld: 7 days’ written notice. NSW: the occupier’s consent or an NCAT order. Other states: check the Act. Record why, when, who and what you did.
After an incident
- People first. 000 if needed.
- Make safe; preserve the scene.
- Notify the regulator if it’s notifiable (death, serious injury, dangerous incident).
- Photos before clean-up; keep damaged parts.
- Tell the committee and strata manager; insurer through the strata manager.
- Incident report the same day: facts, times, witnesses, no admissions.
Key links
- Queensland: Body corporate · QBCC
- NSW: Strata · Checking a tradesperson
- Victoria: Owners corporations
- WA: Landgate strata
- SA: Strata titles
- Tasmania: Strata living
- ACT: Owning a unit
- NT: Dealing with a body corporate
- Safety: Safe Work Australia · WorkSafe Victoria
General education, not legal advice. Strata law is different in every state and territory and it changes often (NSW and Victoria both changed theirs in 2025 and 2026), so check the current Act and your own agreement, and get advice before acting on anything here.