If you own — or are thinking of buying — a townhouse in NSW, here's everything you actually need to know. In plain English.
The Basics
When you buy a townhouse in a strata scheme, you own your lot — the space inside your home — and you share everything else with the other owners in the complex, including the building structure itself. The driveway, the roof, the garden, the fences — all shared.
That shared area is called common property, and it's looked after collectively by all the owners together. This group is called the owners corporation (sometimes still called the body corporate).
Imagine a block of six townhouses. Each owner has their own home — their own space, their own mortgage, their own letterbox. But the driveway that leads to all six homes? The fence around the complex? The garden at the front? Those belong to everyone. No single owner can concrete over the garden or repaint the fence without the group agreeing. That's strata in a nutshell.
In NSW, strata schemes are governed by the Strata Schemes Management Act 2015, with lot boundaries and common property set by the Strata Schemes Development Act 2015. The Management Act sets out how decisions are made, how the shared money is managed, and what owners, committees, and managers must do.
Ownership
A common source of confusion is knowing who's responsible for what. Here's a general guide for townhouses. The exact boundary is defined in your strata plan — we're always happy to check this for you.
⚠️ This is a general guide only. Your strata plan defines the exact boundaries. If you're unsure, ask us — it's a free question.
The People Involved
Every strata scheme has a few key roles. Once you understand who does what, it all makes sense.
All the owners in the complex, acting together. The owners corporation is responsible for the common property and makes the major decisions — approving a budget, changing by-laws, or authorising major works.
A small group of elected owners who handle day-to-day decisions between meetings. Think of them as the elected representatives of the owners corporation.
A licensed professional hired to handle the administration — levies, records, meetings, maintenance, insurance, and compliance. They work for the owners corporation, not any individual owner.
You. Every owner has the right to vote at meetings, see the books, raise issues, and have their say. You're not just a resident — you're a member of the owners corporation.
Common Questions
Yes — levies are compulsory contributions every owner pays into two shared funds: the administrative fund (day-to-day costs like insurance and maintenance) and the capital works fund (saving for bigger future expenses like a new roof or driveway). The owners corporation sets the amounts based on its budget.
If it's common property (the roof, external walls, driveway), the owners corporation pays — from everyone's levies. If it's inside your lot, it's generally your responsibility. The strata manager organises quotes and tradespeople for common property repairs.
Purely cosmetic work inside your lot doesn't need approval. Other work — including some flooring changes — can be a "minor renovation" that needs approval first. Anything structural, or anything that affects common property (replacing windows, adding a pergola, changing the exterior), needs approval from the owners corporation, usually by special resolution at a general meeting. Ask us before you start.
By-laws are the rules specific to your strata scheme — noise, pets, parking, use of common areas, how alterations are approved. Every scheme has its own registered set. They can be changed, but it requires a special resolution (passed if no more than 25% of the value of votes cast are against) and formal registration with NSW Land Registry Services.
A good strata manager handles levy collection, maintenance, insurance, meetings, records, compliance, by-law advice, and contractor coordination. At Townhouse Strata, we also answer calls the same day, explain everything in plain English, and flag potential issues before they become expensive problems.
Disagreements happen — there's a proper process for resolving them. Minor disputes are often sorted with a conversation. More serious issues may go to mediation through NSW Fair Trading and, if unresolved, an application to NCAT (NSW Civil and Administrative Tribunal).
Whether you're new to strata, confused about something in your complex, or thinking about switching managers — reach out. No cost, no obligation.
Get in touch todayHelpful Resources
These are the main sources we point people to when they need something straight from the horse's mouth. We've kept the list short and practical — just the ones that are actually useful.
The main government body for strata in NSW. Good for general information, understanding your rights, lodging complaints, and finding plain-English guides on how strata works.
fairtrading.nsw.gov.auThe key pieces of legislation. You don't need to read them cover to cover — but it's worth knowing they exist and what they cover.
NCAT handles disputes between owners, committees, strata managers, and tenants. If a disagreement can't be resolved through mediation, NCAT is usually the next step. Most strata matters go through the Consumer and Commercial Division.
ncat.nsw.gov.auThe peak industry body for strata managers in NSW. Sets professional standards for the industry and provides a public directory if you're looking for a licensed manager in your area.
scansw.com.auFair Trading provides free mediation for strata disputes — it's often the quickest way to resolve a disagreement without going to tribunal.
Strata dispute resolutionNSW has specific rules around short-term letting in strata schemes. Fair Trading's guide covers what owners and committees need to know.
Short-term letting guide