User guide

Running a self-managed strata scheme in NSW

A self-managed scheme runs without a strata manager, so the committee does the work itself: striking levies, chasing arrears, keeping common property in repair, holding the AGM and keeping the records the Act requires. Each page below takes one of those jobs, starts with the rule and its numbers, then shows how Strata handles it.

Strata is built around the Strata Schemes Management Act 2015 as amended by the October 2025 reforms (payment plans, hardship information, debt recovery) and the April 2026 standard-form changes.

Start hereSetting up your schemeAccount, scheme, lots, the strata roll, invites and roles — in the order you do them.Start →

2 · Unit entitlementss 236 · s 177

Where to find your unit entitlements

The schedule on your strata plan, the records that usually already have it, and how to order the plan.

3 · Levies and arrearss 83 · s 85

Levies, arrears and payment plans

Striking levies by unit entitlement, levy notices, recording payments, interest on arrears, payment plans and debt recovery.

4 · Maintenance (s106)s 106

Maintenance and the s106 duty

The duty to maintain common property, and the record of reports, quotes and decisions that proves you met it.

5 · Meetings and votingSch 1 · Sch 2

Meetings, quorum and voting

Notice periods, quorum, resolution types, proxies, committee meetings and minutes.

6 · Records and documentss 180 · s 8

Records, documents and scheme details

The document register, the notice board, the scheme's details for banks and insurers, and fixing mistakes.

Quick reference

Numbers you'll come back for

Each is explained on its page

Levy notice	30 days	s 83
Arrears interest	10% p.a.	simple · 1 mth grace
AGM notice	14 days	general 7 · committee 3
Quorum	25%	lots or entitlements
Payment plan	12 months	max · no fees
Record retention	7 years	renovations 10 · s 180

Small schemes

Tips for a 3-lot scheme

One person, many hats is fine. In a 3-lot scheme the same owner is often secretary and treasurer — roles stack.
Record things when they happen. The value of the maintenance trail and the decision log comes from timestamps made at the time, not reconstructed later.
Look at Home once a month. That is enough to never miss an AGM, a capital works plan review or a Strata Hub report.
Strike levies 30+ days out. It's the law, and the app will nag you otherwise.

Want a question worked through end to end? The case studies take one committee question each — who fixes the fence, paying a contractor, what the bank can ask for.

Current as at 9 October 2026. Strata surfaces statutory rules as guidance, but it is record-keeping software, not legal advice, and no page here accounts for the particulars of your scheme. Check the Act, your registered strata plan and your by-laws, and get advice before acting on anything with money or a dispute attached.