If you live in a strata property, you’ve probably heard of the strata committee, but what exactly does it do, and why does it matter to you as an owner or resident?
In a strata scheme, there are always decisions to be made about building maintenance, by-laws, budgets, and everyday issues that affect everyone. That’s where the strata committee comes in. Acting on behalf of the owners corporation, the committee keeps things running smoothly behind the scenes.
In this article, we’ll explain what a strata committee is, who can be part of it, and why a good one can make a big difference in how your building is managed.
What Is a Strata Committee?
A strata committee is a group of elected lot owners (or their representatives) who make decisions on behalf of the owners corporation. They manage the day-to-day operations of the strata scheme and act as the main point of contact for the strata manager, if one has been appointed.
Think of the strata committee as your building’s leadership team. While major decisions still need to be approved by all owners at a general meeting, the committee handles routine matters like arranging repairs, reviewing quotes, and addressing resident concerns.
The role of the strata committee is defined by the Strata Schemes Management Act 2015 (NSW). This ensures that decisions are made fairly, lawfully, and transparently.
Key Responsibilities of a Strata Committee
The strata committee manages the practical and administrative aspects of the strata scheme. While the owners corporation votes on major issues such as by-law changes or significant spending, the committee handles many of the everyday matters that keep the building running.
Common Responsibilities Include:
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Maintenance and repairs: Arranging minor repairs and maintaining common property.
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Financial oversight: Reviewing budgets, monitoring spending, and assisting with levy collections.
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By-laws and compliance: Helping enforce by-laws and addressing breaches or disputes.
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Meetings and communication: Preparing agendas, organising meetings, and keeping owners informed.
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Working with the strata manager: Acting as the main liaison when a professional manager is appointed.
The goal of the committee is to act in the best interests of all owners and support the efficient, cost-effective management of the property.
Who Can Be on a Strata Committee?
Not everyone can join a strata committee. There are eligibility rules to make sure members represent the interests of the owners corporation.
Eligible Members Include:
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Lot owners: Any owner can nominate themselves for election.
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Company nominees: If a company owns a lot, it can nominate a representative.
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Co-owners: Where a lot has multiple owners, only one can be nominated unless agreed otherwise.
Tenants generally can’t be on the committee unless they also own a lot. The number of committee members is decided each year at the annual general meeting (AGM), with NSW allowing between one and nine members.
Members are elected at the AGM and serve until the next one, unless they resign, are removed, or become ineligible.
Roles Within the Strata Committee
After the committee is elected, members may take on specific roles to help distribute responsibilities. While not every committee must fill all roles, most include:
Chairperson
Leads meetings, maintains order, and ensures discussions follow proper procedure. The chairperson has the same voting rights as other members.
Secretary
Handles administrative tasks such as sending notices, preparing agendas and minutes, and managing correspondence on behalf of the owners corporation.
Treasurer
Manages financial matters including budgets, levies, and expenditure reports. This role often works closely with the strata manager.
In smaller schemes, one person may perform more than one role. In some cases, the strata manager may carry out certain functions, such as those of the secretary or treasurer, though they are not voting members of the committee.
How Are Decisions Made?
Committee decisions are made during formal meetings, which can be held in person, online, or over the phone. Proper notice must be given to all members before a meeting can take place.
The Usual Process:
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Quorum: A minimum number of members must be present for a meeting to proceed, usually more than half of the committee.
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Voting: Each member has one vote, and decisions are made by majority vote.
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Record keeping: Minutes must be taken to document all decisions and actions.
There are limits to what the committee can decide on. They cannot approve major renovations, change by-laws, or enter into contracts above certain spending limits without a vote from all owners at a general meeting.
Benefits of Having an Effective Strata Committee
A strong, active strata committee makes a noticeable difference in how well a building is managed. When decisions are made efficiently and communication is clear, everyone benefits — from owners to tenants and even service providers.
The Benefits Include:
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Faster decision-making: Routine issues can be resolved quickly without waiting for a general meeting.
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Better communication: The committee acts as a bridge between owners, residents, and the strata manager.
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Stronger financial control: Regular oversight of budgets and expenses helps prevent waste and improve long-term planning.
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Improved maintenance: Issues are handled proactively, reducing emergencies and preserving property value.
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More connected community: Collaboration among owners fosters a sense of trust and shared responsibility.
In short, an effective strata committee helps protect both the value of your property and the quality of life for residents.
Common Challenges and How to Overcome Them
Even with good intentions, committees can face challenges. Disagreements, lack of engagement, or poor communication can all slow progress.
Common Issues and Solutions:
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Disagreements between members: Stay focused on the building’s best interests and follow meeting procedures to resolve disputes democratically.
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Lack of engagement: Set clear expectations and share tasks to keep everyone involved.
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Poor communication with owners: Provide regular updates, share minutes, and respond to questions promptly.
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Unclear responsibilities: Define roles clearly, especially when working with a strata manager.
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Conflicts of interest: Always act in the interests of the owners corporation, not individual preferences.
By dealing with these issues early, committees can maintain trust and operate more effectively.
When and How to Contact Your Strata Committee
Knowing how to contact your strata committee helps you raise issues quickly and stay informed.
You can reach out for things like:
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Maintenance concerns: Report issues like leaks or lighting problems through your strata manager or committee.
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By-law clarifications: Request approvals for renovations, pets, or other by-law matters.
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Meeting requests: Submit agenda items in writing before a meeting.
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Staying updated: Ask to be added to newsletters or email updates if you aren’t receiving them.
In most buildings, the strata manager is your main point of contact. They can pass messages and requests to the committee on your behalf.
Conclusion
The strata committee plays an essential role in the day-to-day management of every strata scheme. It ensures the building is maintained, finances are handled responsibly, and communication flows between owners, residents, and the strata manager.
Whether you’re an owner, resident, or considering joining the committee, understanding how it works helps you stay informed and involved in your community.
At Elevated Strata Communities, we work closely with strata committees across Sydney to provide clear guidance, transparent management, and proactive support.
If you’re looking for a hands-on strata management team that puts your community first, get in touch with us today.