Reviewed and updated 14-10-2026. We aligned the detail with the Act (sections 55, 57, 60, 71 and 166) and removed a statement about annual commission disclosures that we could not verify.
Since 3 February 2025, NSW strata managers have had to disclose much more about who they're connected to, what commissions they receive, and how insurance is quoted. The aim is simple — owners should be able to see what's going on behind the scenes.
Before a strata manager is appointed
Before being appointed, the strata manager must disclose (s71):
- Any connections with suppliers it routinely uses for other schemes it manages
- Any advice it has given the developer (the original owner) in the previous 2 years
During the appointment
Notice as soon as a connection arises
If the strata manager becomes connected with a supplier or the developer, or acquires an interest in the scheme, it must give the owners corporation written notice as soon as possible (s60).
Written notice before certain contracts
Before entering a contract for the owners corporation where the manager could receive a commission or training benefit, or where the supplier is connected to the manager, it must give the owners corporation written notice (s60).
Commissions need a general meeting resolution
A strata manager may receive a commission or training benefit only if a general meeting resolves to allow it. The motion must come with the manager's written statement of the amount, how it's calculated, the relationship with the payer, and why it's in the owners corporation's interest (s57).
AGM disclosures
At every AGM, the strata manager must disclose any connection with the developer or with suppliers to the owners corporation — the nature of the relationship and the goods or services involved — and whether any such connection arose in the last 12 months (s60).
Six-monthly records
Under the 2025 reforms, the strata manager must give the owners corporation records of the functions it has exercised for the scheme at least every six months (s55).
Insurance quotes — no more hidden commission
Every insurance quote presented to the owners corporation must break down (s166):
- The base premium
- Any commission and broker fee — in dollars and as a percentage of the base premium — and who receives them
- Stamp duty, levies, underwriting agency fees and GST
- Whether the quoting party is connected with the strata manager
And a strata manager can't receive a commission on insurance that the owners corporation obtained and arranged itself.
What this means for your scheme
This was the reform that hit closest to home for strata managers. We support it. Owners deserve to see the numbers.
At Townhouse Strata, we disclose commissions openly and let the owners decide. Our six-monthly report is how we give you the record of what we've done for your scheme.
If you're unsure whether your current manager is being upfront, the rules give you a clear test: are they disclosing these things in writing, at the AGM, and as soon as connections arise? If not, raise it at the next meeting — or talk to us.
What to ask your strata manager
- "Can I see the connection and commission disclosures from our last AGM?"
- "Are you connected to any of the suppliers we use? In what way?"
- "Can you give us an insurance quote showing the base premium, commission, broker fee, taxes and GST separately?"
- "Have you advised our developer in the past 2 years?"
If a manager can't answer these or pushes back, that's information in itself.
Sources
Strata Schemes Management Act 2015 (NSW), s55, s57, s60, s71, s166. Property and Stock Agents Regulation, Sch 12 (no commission where the owners corporation arranged its own insurance).