From today, new strata laws take effect across NSW. As your strata managers, United Strata Solutions has summarised the key changes, what they mean for your scheme, and the practical steps to stay compliant.

What changed today

1) Stronger enforcement of common property repairs & maintenance

NSW Fair Trading now has expanded investigative and enforcement powers to ensure owners corporations meet their duty to repair and maintain common property. They can require documents and answers, enter premises, and take enforcement action including compliance notices, fines, enforceable undertakings, and NCAT applications (including compulsory appointment of a strata managing agent). NSW Government

2) Fairer arrangements for levy arrears

There is a new approved payment-plan form for owners seeking to manage overdue contributions (strata levies). In addition, every levy notice must include a Financial Hardship Information Statement (or the same information), including contact details for the National Debt Helpline. NSW Government

3) Building manager accountability

The reforms clarify who is not a building manager, introduce new duties for building managers around safety, repairs/maintenance and disclosure, require declarations of benefits that may affect fees, and create new grounds to vary or end building or strata management agreements by Tribunal order. NSW Government

These October changes form part of the Strata Schemes Legislation Amendment Act 2025, which amends the Strata Schemes Management Act and related laws. NSW Legislation

What’s coming next (so you can prepare)

Effective 1 April 2026:

  • Capital works fund plans: 10-year plans must be prepared/reviewed using a standard form. NSW Government
  • Developer handover quality: For multi-storey schemes, the initial maintenance schedule and initial levy estimates must be reviewed and certified by an independent surveyor, with evidence provided 14 days before the first AGM. NSW Government+1
  • Embedded networks transparency: Strata information certificates (Section 184) will need to include details of exclusive supply (embedded) networks. Related amendments appear in the 2025 Act. NSW Government+1

Immediate actions for owners corporations & committees

  • Repair & maintenance readiness
    • Use Fair Trading’s guidance and perform a common property health check; minute timeframes and decisions. NSW Government
  • Levy notices & arrears
    • Ensure all levy notices include the required Financial Hardship Information Statement (or the same information) – If United Strata Solutions is your strata manager, then we’ve already got you covered.
    • Adopt the approved payment-plan form for any owner seeking a plan – All new payment plan requests initiated through United Strata Solutions will be in approved form. NSW Government
  • Management agreements
    • Review building/strata management agreements against the new duties and disclosure requirements; seek advice if variations are needed – United Strata Solutions will review your management agreement at your upcoming AGM. NSW Government
  • Plan ahead for April 2026
    • If your 10-year capital works plan is due for review in 2026, prepare to switch to the standard form.
    • For new multi-storey schemes approaching their first AGM after 1 April 2026, schedule the independent surveyor review and certification early. NSW Government

How we’ll help

United Strata Solutions has already updated our levy notice templates, arrears workflows, and building-manager compliance checklists to reflect the new requirements. We’ll also timetable capital-works-plan reviews to the new standard and guide any new schemes through the April 2026 developer handover obligations.

If you have questions about repairs, levy hardship options, management agreements or your upcoming plan review, contact your Strata Manager at United Strata Solutions and we’ll walk you through the next steps. Thinking of making the switch to United Strata Solutions? Click here to request a quote

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References / further reading: NSW Fair Trading’s summary of the October 2025 changes and staged reforms; official guide for committees and owners; and the Strata Schemes Legislation Amendment Act 2025 (NSW).