Governance

Self-Managed Strata in NSW: How to Run Your Building Without a Strata Manager

A NSW owners corporation doesn't need a strata manager. The rules, deadlines and yearly jobs the committee takes on, and a checklist for switching.

4 November 2026 · 10 min read

On this pageThe short answer

The short answer
NSW quick facts
Who does what on a self-managed committee
What the committee can't decide alone
The yearly cycle
Two-lot schemes
Switching from a strata manager: step by step
When self-management works in NSW
FAQ
Is self-managed strata legal in NSW?
Does a self-managed NSW scheme need an audit?
Do self-managed committee members need training in NSW?
Who files the Strata Hub report for a self-managed scheme?
How long must a NSW owners corporation keep its records?
Where UnitBuddy fits
Further reading

The short answer

No strata manager is needed. A NSW owners corporation can do all its functions itself, or delegate some or all of them to a strata managing agent (s 49).
The committee does the work. It's elected at each AGM (s 30) and appoints a chair, secretary and treasurer (s 41). Committee training has been mandatory since 1 October 2026.
Levies need 30 days' notice before they're due (s 83), and unpaid levies attract 10% simple interest from one month after the due date (s 85).
Every scheme needs a 10-year capital works fund plan, reviewed at least every 5 years, on the standard form since 1 April 2026 (s 80).
Most records must be kept for 7 years (s 180).

NSW quick facts

Task	NSW rule	Source
Committee size	Up to nine members, elected at the AGM	s 30
Officers	Chair, secretary and treasurer. One person can hold more than one office	s 41
Committee meeting notice	At least 3 days, to members and owners	Schedule 2
Committee minutes	To members and owners within 7 days	Schedule 2, cl 17
AGM notice	At least 14 days. Other general meetings, 7 days	Schedule 1, cl 7
Levy notice	At least 30 days before due, 14 for emergency repairs	s 83
Recovering unpaid levies	At least 30 days' written notice first	s 86
Audit	Required before the AGM if over 100 lots or an annual budget over $250,000	s 95
Building insurance	Full replacement cost	s 160
Public liability	At least $20 million	s 164
Strata roll	Kept up to date for the life of the scheme	s 178
Records	7 years for most records	s 180
Strata Hub report	Within 3 months of the AGM, $3 per lot	NSW Government guidance

Who does what on a self-managed committee

The secretary prepares and sends the minutes, gives the notices the Act requires, keeps the strata roll, arranges record inspections, answers correspondence and convenes meetings (s 43).

The treasurer sends levy notices, receives and banks money, prepares strata information certificates for buyers, keeps the accounting records and prepares the financial statements (s 44). We've written a guide to each job: what the secretary does and what the treasurer does.

The chair runs the meetings. A building with a manager usually hands much of the secretary's and treasurer's work to them. Without one, those two people carry most of the load, so pick people who will still be there in a year.

What the committee can't decide alone

The committee can't make a decision that needs a special or unanimous resolution (s 36(3)). The NSW Government's guidance also lists these as matters for a general meeting:

special levies
by-law changes
changes to common property
appointing or renewing a strata manager or building manager

If owners holding more than one-third of the unit entitlements object in writing before a committee decision, the committee can't decide the matter (Schedule 2). It goes to the next general meeting instead.

The yearly cycle

Before the AGM. Prepare the financial statements and the statement of key financial information (s 94), and get the audit done if your scheme needs one. Draft the budget and levies for owners to set.
The AGM notice. Send it at least 14 days ahead with the contents Schedule 1 requires (cl 8 and cl 9), including an item to prepare or review the capital works fund plan (cl 6(b)). The AGM notice checklist lists every item.
After the AGM. Elect the committee, appoint the officers, and file the Strata Hub report within 3 months. New committee members complete the mandatory training.
Each levy period. Send each lot its notice at least 30 days before the due date. Follow up arrears, and give 30 days' written notice before starting recovery.
During the year. Hold committee meetings, send minutes within 7 days, and keep the strata roll current.
Fire safety. Arrange the annual inspection and lodge the Annual Fire Safety Statement. Since 13 February 2026, the building has had to maintain its essential fire safety systems to AS 1851 unless a performance solution applies. See the fire safety guide.
Insurance renewal. Confirm the building is insured for full replacement cost and public liability is at least $20 million.

Two-lot schemes

Two-lot schemes, such as many duplexes, make up more than 30% of NSW strata schemes. Since 1 October 2026 they no longer file the annual Strata Hub report. The fourth reform bill goes further: once that part commences, they won't need a committee or meetings either. The two owners still own the common property together, and it still has to be insured and repaired, so agree in writing who pays for what.

Switching from a strata manager: step by step

Read the management agreement for its notice period, termination terms and records hand-back obligations
Put the decision to a general meeting, with the motion in the notice
Open a bank account in the owners corporation's name, with signing arrangements set by resolution
Ask the outgoing manager for the records in writing. They have 14 days after a s 181 notice
Check the strata roll, insurance certificate of currency, contracts, by-laws, minutes and capital works fund plan are all in the handover
Confirm with your broker that cover continues and the contact details change
Decide who files the Strata Hub report, issues levy notices and books the fire safety inspection, and minute it
Set up your bookkeeping and committee software, and import the records

When self-management works in NSW

It tends to work in small, mostly owner-occupied schemes with a stable committee, a simple building and no open disputes or defect claims. It gets hard in large buildings, buildings with lifts, pools or complex plant, and schemes in an active dispute. A middle path is common: the committee keeps a bookkeeper or a manager for specific tasks and runs the rest itself. The complete guide covers when it does and doesn't make sense.

FAQ

Is self-managed strata legal in NSW?

Yes. A NSW owners corporation doesn't have to engage a strata managing agent. It can do all its functions itself, or delegate some or all of them under s 49 of the Strata Schemes Management Act 2015.

Does a self-managed NSW scheme need an audit?

Only if it has more than 100 lots or an annual budget over $250,000. Those schemes must have their accounts audited before the AGM under s 95.

Do self-managed committee members need training in NSW?

Yes. Mandatory training for strata committee members started on 1 October 2026, whether or not the scheme has a manager.

Who files the Strata Hub report for a self-managed scheme?

Anyone the committee picks, usually the secretary. It's due within 3 months of the AGM and costs $3 per lot. Record the decision in the minutes so nobody assumes someone else is doing it.

How long must a NSW owners corporation keep its records?

Seven years for most records, including minutes, financial records, correspondence, notices, proxies and voting papers (s 180). The strata roll is kept for the life of the scheme.

Where UnitBuddy fits

A self-managed NSW committee needs its levy notices, minutes, compliance dates and records in one place the building owns. UnitBuddy issues each lot's quarterly levy notice with its arrears, tracks the AFSS, insurance and capital works dates, files the building's email to the right record and exports everything whenever you want. It doesn't do trust accounting, so keep the bookkeeping in Xero or with a bookkeeper. Self-managed strata software has the detail and prices.