What to Know Before Joining a Strata Committee

The moment you step forward, you move from observer to participant in matters that affect others as much as yourself. That is the basic reality to understand before joining, or even nominating for, a strata committee. The broader picture includes the duties involved, the time commitment required, the legal responsibilities attached to the role and how committees function within an owners corporation.

At All Suburbs Strata Management, after more than 40 years working with strata communities across Greater Sydney, Nepean and the Central Coast, we know that being part of a strata committee is a significant undertaking. Those who succeed and enjoy their service are typically the ones who are prepared for what’s involved.

A strata committee is elected to manage the scheme’s day-to-day matters on behalf of the owners corporation. It is responsible for overseeing the condition and upkeep of common property. This can include coordinating maintenance schedules, engaging contractors and ensuring shared areas remain functional and safe. While the physical work is often carried out by trades or organised by a strata manager, accountability for outcomes ultimately rests with the committee.

Committees make decisions on routine matters that don’t need input from all owners. Their authority is limited and set by legislation and the owners corporation. Decisions involving levies, significant expenditure, by-law changes or major works must be put to a general meeting.

While a strata committee does not set levies or independently control funds, it plays a key supervisory function with a focus on transparency and governance, not bookkeeping. Some examples include reviewing budgets, monitoring expenditures against approved limits, overseeing insurance arrangements and ensuring accurate records.

The Strata Schemes Management Act 2015 outlines who is eligible to stand for election to a strata committee. This includes sole lot owners, company nominees for corporation-owned lots, and co-owners who are nominated by a lot owner who is not standing and is not already on the committee.

Additional points to note include that only one person per lot can serve on the committee at any one time, a lot owner may nominate one person for each lot they own, and individuals connected to the original owner or a building or property manager may face restrictions if those relationships are not properly disclosed.

The nomination process culminates at a general meeting, with the meeting notice calling for strata committee nominations. These can be submitted in advance or raised during the meeting. Consent is required where a person is nominated by another owner. Appointments are decided by a vote, with a ballot only used if there are more candidates than positions available.

Preparation helps. Understanding how your scheme operates, having a few conversations with other owners, and being honest about your capacity to contribute can make nominating far less intimidating.

As with any form of service, investment of personal time is involved. Strata committees hold scheduled meetings throughout the year and attend general meetings as required, with frequency largely dependent on the size and complexity of the scheme. Members often review agendas, reports, quotes and correspondence outside meetings so they can contribute meaningfully. It is also common to follow up between meetings, particularly when works are underway or issues remain unresolved.

Some of the practical skills well suited to committee members include clear communication, negotiation, the ability to balance differing priorities and expectations, conflict management, and basic financial literacy (think budgets, expenditure limits, levy structures and financial reports).

It’s normal for people to disagree. When conversations turn to spending, maintenance priorities or how by-laws should be read, opinions will differ. Most of the time, those differences are worked through in meetings, with reference to the legislation and, where needed, advice from the strata manager. When they’re not, matters can be taken back to the owners corporation, which is why negotiation and conflict management matter in a very practical sense.

Under reforms to the Strata Schemes Management Act 2015, committee members are now subject to formal legal duties, including:

• Acting honestly and with due care and diligence when carrying out committee functions.
• Acting in the interests of the owners corporation as a whole, rather than personal or sectional interests.
• Complying with strata legislation and regulations, including obligations around the use and handling of information.
• Understanding that failure to meet these duties may result in penalties or removal by resolution or Tribunal order.

These duties were formalised under NSW strata law reforms that commenced in July 2025.

Another key change introduced under the 2025 reforms is the move towards mandatory training for strata committee members, designed to support a clearer understanding of their legal duties under the Act. Failing to complete the required training carries serious consequences, including the loss of committee membership. Details around the training content and rollout are still being developed by the government and will be communicated ahead of commencement to give schemes time to prepare.

Joining a strata committee can be an extremely rewarding experience, giving owners a direct say in building matters and the ability to influence outcomes that affect daily life. But it involves clear responsibilities, real time commitment and significant legal obligations.Knowledge is power, and being prepared for what lies ahead helps you decide whether stepping into the role is the right move for you and your community.

At All Suburbs Strata Management, we support committees and owners by helping them navigate the responsibilities that come with committee involvement, through experienced, responsive support and transparent day-to-day management. We have extensive experience across residential, community, commercial, and industrial properties.

If your current manager is not meeting expectations, contact our experienced team today. We will ensure a smooth and hassle-free handover.