For Self-Managed Strata Schemes
Most small townhouse schemes start out self-managed. It works — until the paperwork, the legislation, and the owner disagreements start to stack up.
Sound Familiar?
It usually starts with the best of intentions — a few owners who want to keep things simple and costs low. But the obligations don't stay simple. Here's what we hear most often:
There's nothing wrong with self-managing. It works well for many small schemes — especially in the early years. But if any of the above sounds familiar, it might be time to explore your options. No pressure — just worth knowing what's available.
The Fine Print
Self-managed schemes still have the same legal obligations as professionally managed ones. NSW Fair Trading can and does investigate complaints — and the legislation doesn't make exceptions for small schemes.
Owners corporations must keep proper records, hold annual general meetings, issue correct levy notices, and maintain a strata roll. Failure to comply can result in complaints to NSW Fair Trading — and orders to rectify.
Strata Schemes Management Act 2015 (NSW), ss 92–101
Every owners corporation must prepare and maintain a 10-year capital works fund plan. This estimates the cost of future repairs and maintenance — and sets levies accordingly. Many self-managed schemes simply don't have one.
Strata Schemes Management Act 2015 (NSW), s80
The owners corporation must hold a current building insurance policy that covers the full replacement value of the building. Under-insuring — or letting a policy lapse — is a serious risk that owners are personally exposed to.
Strata Schemes Management Act 2015 (NSW), ss 160–161
If an owner or tenant breaches a by-law, the owners corporation must follow the correct notice and mediation process before any NCAT application can be made. Getting this wrong delays resolution — and can undermine your case.
Strata Schemes Management Act 2015 (NSW), ss 146–148
How We Help
We work specifically with small townhouse and villa schemes. We don't overcomplicate things or treat your 8-lot complex like a 200-lot apartment tower. Here's what we take off your plate:
We prepare the agenda, run the AGM or EGM, and distribute clear minutes within 5 business days. No more marathon meetings with no outcome.
Levy notices, strata roll, record keeping, NSW Fair Trading obligations — all handled correctly, so there's nothing to worry about.
We set levies properly, maintain the capital works fund plan, and provide clear financial reports — so owners always know where the money stands.
We source quotes, instruct trusted trades, and follow jobs through to completion. Common property gets looked after — without anyone having to chase it.
We act as the neutral party — handling difficult conversations, issuing notices correctly, and following the proper process so issues get resolved, not escalated.
We review your building insurance annually to make sure it meets legal requirements and reflects the correct replacement value. No gaps, no surprises.
We're not here to take over. Owners still vote on major decisions — we just make sure those decisions are well-informed, properly documented, and legally sound. Think of us as the person who does the work, so the committee can focus on the outcomes.
What It Actually Costs
Our fees are based on the number of lots in your scheme and cover everything: administration, compliance, meetings, financial management, maintenance coordination, and more. There are no add-ons for emails, phone calls, or work orders.
For most small schemes, professional management works out to less than $10 per lot per week — often less than the cost of the time one owner is currently spending managing it themselves.
No obligation. No sales pitch. We'll have an honest conversation about your scheme — and if we're not the right fit, we'll tell you.
Get in touch with AlanAlan Hunter · (02) 4971 0363 · alan@townhousestrata.com.au