Navigating the rules of renting a strata property in NSW

Where you live can come with expectations you may not see at first. The rules of renting a strata property in NSW come from being part of a shared building with common areas and agreed guidelines. Renting here means you and your landlord need to follow both NSW tenancy laws and the strata by-laws that apply to everyone in the scheme.

At All Suburbs Strata Management, we have more than 40 years of experience in residential strata management in Greater Sydney, Nepean and the Central Coast. We understand how the rules and responsibilities of renting a strata property in NSW affect both tenants and owners, and we see where confusion and conflict can arise. Here’s what you need to know.

Strata by-laws govern how residents use their property and the shared spaces within a strata scheme. They apply to both owners and tenants. Tenants are legally required to comply with the by-laws while living there, and breaching them can result in formal action by the owners corporation, which may also affect the landlord.

By-laws that affect tenants often cover practical aspects of daily life, such as keeping noise to a minimum at certain hours, using common areas appropriately, and following rules about smoking or rubbish disposal. Some schemes also set reasonable conditions for keeping pets, usually requiring approval in advance. Because by-laws vary between buildings, it is essential to check which ones apply in your scheme.

Tenants should always review the by-laws before moving into a strata property. Landlords or their agents must provide a copy, but it is wise to confirm you have it at the start of the tenancy. Understanding the rules early helps prevent problems later.

In a strata scheme, the landlord looks after everything inside the lot, including fixtures, fittings and internal walls. The owners corporation takes care of the common property, such as corridors, gardens, lifts and the building’s exterior.

Tenants must keep the property in reasonable condition and avoid causing damage beyond normal wear and tear. They are expected to respect their neighbours and use shared spaces appropriately. Common property cannot be altered, blocked or used without approval.

If something needs repair, the first step is to figure out whether it’s inside the lot or part of the common property. Anything inside the lot should be reported to the landlord or agent. Issues with common areas should go to the owners corporation, via your Landlord or Rental Managing Agent. Sending the request to the right place helps get it resolved without delay.

In NSW, landlords must notify the owners corporation when a tenant moves in so the strata roll can be updated. This is not just a procedural step but a legal requirement that ensures the corporation knows who occupies each lot. Clear records make it easier to manage the building and contact the right people when needed.

Tenants who are registered properly on the strata roll are sent notices about anything in the building that could affect them. They’ll know when maintenance is planned, when common areas will be closed or disrupted, and when meetings are scheduled. Without being on the roll, tenants are often left out of these updates and only find out after decisions have already been made.

Tenants need permission before making any changes to a strata property. Even simple things like putting up shelves or replacing fixtures require the landlord’s consent because the property belongs to them. Bigger changes, like installing an air conditioner, might also affect the building or shared areas, so the owners corporation could need to approve it as well. Always check what’s allowed before you start, or you risk having to undo the work at your own expense.

People often confuse short-term letting with subletting, but they are treated differently in strata buildings. Short-term letting, such as listing the property on Airbnb, is regulated by NSW law and can be restricted by the owners corporation if the property is not your main residence. Subletting usually involves a longer arrangement, like having someone else move in or take over part of the lease, and this generally needs your landlord’s approval. Always check both your lease and the by-laws before making plans because unauthorised arrangements can cause problems with both the landlord and the strata committee.

In a strata building, the common areas are not yours to use as you please. They are shared spaces, and the owners corporation decides how they can be used. You can’t stack boxes in the hallway, leave bikes in the foyer, or park in visitor spaces because it seems convenient. These areas are meant to be open and accessible, and if you want to use them for something, you need to ask first, or you’ll likely receive a complaint.

Many Sydney residents rent in strata buildings as it’s affordable and convenient for accessing work, shops and public transport. Living in shared spaces comes with its own structure and expectations. As long as you take the time to understand how the building is managed, what the by-laws are, and who your point of contact is, the experience is typically smooth and enjoyable.

At ASSM, we focus on keeping buildings running smoothly and in line with the law. Our team provides straightforward advice and support so owners corporations can manage their responsibilities with confidence and avoid unnecessary complications.

Need a strata manager you can rely on? ASSM brings over 40 years of expertise across residential, community, commercial and industrial properties. If your current manager is falling short, contact our experienced team today. We’ll ensure the handover is smooth and hassle-free.