Governance
Ordinary vs Special vs Unanimous Resolutions in Strata: A State-by-State Cheat Sheet
What's the difference between an ordinary, special and unanimous resolution, and which one does your motion need? This cheat sheet sets out the thresholds in every Australian state and territory, how votes are counted, and the resolution common decisions need, with the section for each.
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The short answer
- Ordinary resolution: a simple majority of the votes cast. It's the default everywhere when the law doesn't say otherwise.
- Special resolution: a higher bar, but each state sets it differently. NSW looks at the votes cast against. Victoria needs 75% of all the lots. Queensland needs two-thirds for and limits the votes against.
- Unanimous resolution, or resolution without dissent: in most places this means no vote against. In Victoria, WA and the NT, a unanimous resolution needs every lot to vote in favour. In the ACT, every owner entitled to vote must take part.
- How votes are counted matters. Most votes are one per lot. NSW special resolutions are always counted by unit entitlement, and a poll switches most other votes to entitlement.
The thresholds by state
| State | Ordinary | Special | Unanimous or without dissent |
|---|---|---|---|
| NSW | Majority of votes cast, one vote per lot | Not more than 25% of the value of votes cast is against. Value is unit entitlement | Unanimous: no vote cast against |
| Victoria | Simple majority of votes cast | 75% of the total votes of all lots. An interim special resolution needs 50% for and no more than 25% against | Unanimous: the votes of all lots |
| Queensland | Votes for exceed votes against | At least two-thirds of votes cast for, and votes against no more than 25% of lots and 25% of contribution entitlement | Without dissent: no vote against. Majority resolution: more than 50% of lots entitled to vote, in writing, no proxies |
| WA | More than 50% of votes cast | At least 50% of all lots and of unit entitlement for, and less than 25% against by both | Without dissent: no vote against. Unanimous: every lot votes in favour |
| SA | Simple majority of those present and voting | 14 days' notice, and votes against no more than 25% of all possible votes | Unanimous: no vote against |
| Tasmania | Majority of members present and voting | Not defined in the Act | Unanimous: no dissenting vote, including written votes within 28 days after the meeting |
| ACT | Votes for exceed votes against | For exceeds against, and against is no more than a quarter of the votes that could be cast by those present | Unopposed: no votes against. Unanimous: everyone entitled is present or voting, with none against |
| NT | Votes for exceed votes against | At least two-thirds of votes cast for, and units voting against hold no more than 25% of entitlements | Without dissent: no vote against. Unanimous: votes for equal the number of units |
New South Wales
Under the Strata Schemes Management Act 2015:
- Special resolution (s 5(1)). Not more than 25% of the value of votes cast is against. Value equals unit entitlement (s 5(2)), so it's always a weighted count. Motions for sustainability or accessibility infrastructure pass if less than 50% of the value of votes cast is against.
- Unanimous resolution (s 5(3)). No vote cast against. Abstaining or absent owners don't block it.
- Majority vote. Other motions pass by a majority of votes cast, one vote per lot, unless someone demands a poll. A poll counts by unit entitlement (Schedule 1, cl 14).
- The developer's vote. It is cut by two-thirds where the original owner holds at least half the unit entitlement in a scheme of more than 2 lots (s 5(2A)).
| Decision | Resolution | Section |
|---|---|---|
| Make, change or repeal by-laws | Special | s 141 |
| Common property rights (exclusive use) by-law | Special, plus the written consent of each benefiting owner | s 143 |
| Add to, alter or build on common property | Special | s 108 |
| Licence to use common property | Special | s 112 |
| Transfer or lease common property | Special | Strata Schemes Development Act 2015 s 33 |
| Decide not to repair an item of common property | Special | s 106(3) |
| Special levy | Decided at a general meeting | s 81(4) |
| Appoint or end a strata managing agent's appointment | Resolution at a general meeting | ss 49, 50 |
| Distribute a surplus to owners | Unanimous | s 77 |
| Strata renewal (collective sale or redevelopment) | Support from owners of at least 75% of lots, then the court process | Strata Schemes Development Act 2015 s 154 |
Victoria
Under the Owners Corporations Act 2006:
- Ordinary resolution (s 89). A simple majority of votes cast, one vote per lot. On an ordinary resolution, an owner can demand a poll by lot entitlement.
- Special resolution (s 96). 75% of the total votes of all lots, not just those voting.
- Interim special resolution (s 97). At least 50% of total votes for and no more than 25% against. It becomes a special resolution after 29 days unless owners with more than 25% of the votes petition against it.
- Unanimous resolution (s 95). The votes of all lots. An absent owner effectively blocks it.
- Owners in arrears can't vote on ordinary resolutions, but can vote on special and unanimous ones (s 89B).
| Decision | Resolution | Section |
|---|---|---|
| Make, amend or revoke rules | Special | s 138 |
| Special fees more than twice the annual fees | Special, unless urgent or safety-related | s 24 |
| Borrowing more than the annual fees | Special | s 25 |
| Significant change to the use or appearance of common property | Special | s 52 |
| Upgrading works over twice the annual fees, or needing a permit | Special | s 53 |
| Lease or licence of common property | Special | s 14 |
| Sell common property | Unanimous | Subdivision Act 1988 s 32 |
| Change lot entitlement or liability | Unanimous | Subdivision Act 1988 s 33 |
| Tier 1 opting out of having a manager | Special | s 119(1A) |
| Start legal proceedings | Special, unless the claim is no more than twice the annual fees or isn't for money, in which case ordinary | s 18 |
Queensland
Under the Body Corporate and Community Management Act 1997 and the Standard Module:
- Ordinary resolution (Act s 108). Votes for exceed votes against, one vote per lot. A poll counts by contribution schedule lot entitlement (Act ss 109–110).
- Special resolution (Act s 106). At least two-thirds of the votes cast are in favour. Votes against must also be no more than 25% of the lots, and lots voting against must hold no more than 25% of the contribution entitlement.
- Majority resolution (Act s 107). More than 50% of all lots entitled to vote. The vote must be written, and proxies can't be used.
- Resolution without dissent (Act s 105). No vote counted against.
| Decision | Resolution | Section |
|---|---|---|
| Change by-laws only, other than exclusive use | Special | Act s 62 |
| Other changes to the community management statement | Without dissent | Act s 62 |
| Exclusive use by-law | Without dissent, plus the owner's agreement | Act s 62; Act s 171 |
| Fix levies or a special levy | Ordinary | Standard Module s 162 |
| Body corporate improvements to common property | None up to $300 × lots; ordinary up to $2,000 × lots; special above that | Standard Module s 186 |
| Sell common property, or lease it for more than 3 years | Without dissent | Standard Module s 184 |
| Lease common property for 3 years or less | Special | Standard Module s 184 |
| Engage a body corporate manager | Ordinary, with no proxy votes | Standard Module s 135 |
| Start legal proceedings | Special, except levy recovery and some other cases | Act s 312 |
| Change contribution schedule lot entitlements | Without dissent | Act s 47A |
| Terminate the scheme | Without dissent, or the economic-reasons process or a court order | Act ss 78–81K |
Western Australia
Under the Strata Titles Act 1985 (s 123):
- Ordinary. More than 50% of the votes cast, by number or by unit entitlement if anyone asks.
- Special. At least 50% of all lots and of the unit entitlement vote for, and less than 25% vote against by both measures. Schemes of 2 to 5 lots have their own rules.
- Without dissent. No vote against.
- Unanimous. Every lot votes in favour.
Voting on special, without dissent and unanimous resolutions stays open for 28 days, so absent owners can vote in writing (s 121).
| Decision | Resolution | Section |
|---|---|---|
| Governance by-laws, including exclusive use | Without dissent. Exclusive use also needs each affected owner's written consent | ss 43, 44 |
| Conduct by-laws | Special | s 44 |
| Lease, easement or transfer of common property | Without dissent | s 93 |
| Structural alteration of a lot | Without dissent, objections limited to set grounds | s 87 |
| Budget that includes common property improvements above the threshold | Special | s 102 |
| Terminate the scheme | Unanimous, or at least 80% of lots with State Administrative Tribunal confirmation | s 182 |
South Australia
The Strata Titles Act 1988 and Community Titles Act 1996 use the same three types (s 3 of each Act):
- Ordinary. A simple majority of those present and voting.
- Special. Needs 14 days' notice, and votes against must be no more than 25% of all the votes that could be cast.
- Unanimous. No vote against.
| Decision | Resolution | Section |
|---|---|---|
| Change the articles (strata) or by-laws (community) | Special | Strata s 19; Community s 39 |
| Levy contributions | Ordinary. A basis other than entitlement needs unanimous | Strata s 27; Community s 114 |
| Building work or alterations to common property | Special | Strata s 29; Community s 75 |
| Exclusive right to occupy common property | Unanimous | Strata s 26; Community s 111 |
| Delegate to a body corporate manager | Ordinary | Strata s 27A; Community s 78A |
| End a body corporate manager's contract under the statutory right | Ordinary | Strata s 27B; Community s 78B |
Tasmania
The Strata Titles Act 1998 defines only two types (s 3):
- Ordinary. A majority of members present and voting.
- Unanimous. No dissenting vote, including written votes received within 28 days after the meeting (s 78).
The Act doesn't define a special resolution. A draft amendment bill was open for consultation in October 2026, but it hasn't been passed.
| Decision | Resolution | Section |
|---|---|---|
| Exclusive use by-law | Ordinary, plus the owner's prior written agreement | s 94 |
| Lease or sale of common property | Unanimous | s 12 |
| Easements and covenants over common property | Unanimous | s 14 |
| Contributions | Ordinary | s 83 |
| Cancel the strata plan | Unanimous, plus all mortgagees' consent | s 27 |
ACT
Under Schedule 3 of the Unit Titles (Management) Act 2011:
- Ordinary (s 3.15). Votes for exceed votes against.
- Special (s 3.16). For exceeds against, and against is no more than a quarter of the votes that could be cast by those present, including proxies.
- Unopposed (s 3.17). No votes against and at least one for.
- Unanimous (s 3.18). Everyone entitled to vote is present, by proxy or by absentee vote, and no one votes against.
A poll counts by unit entitlement (s 3.28).
| Decision | Resolution | Section |
|---|---|---|
| Make alternative rules | Special | s 108 |
| Special privilege (exclusive use) rule | Special, plus the grantee's written consent | s 112A |
| Sublet part of common property for up to 5 years | Special | s 20 |
| Easements | Special | s 20 |
| Sustainability or utility infrastructure on common property | Ordinary | s 23 |
| Borrowing | Special | s 70 |
| Enter a management contract | Ordinary | s 50 |
| Legal action, other than levy recovery or small matters | Ordinary | Schedule 2 ss 2.5–2.6 |
| Cancel the units plan | Unanimous | Unit Titles Act 2001 s 160 |
Northern Territory
Under the Unit Title Schemes Act 2009 (s 79):
- Ordinary. Votes for exceed votes against.
- Special. At least two-thirds of votes cast for, and units voting against hold no more than 25% of entitlements.
- Majority. Votes for exceed 50% of all units.
- Without dissent. No vote against.
- Unanimous. Votes for equal the total number of units.
Schemes under the older Unit Titles Act 1975 use similar definitions.
| Decision | Resolution | Section |
|---|---|---|
| Amend by-laws | Special | Unit Title Schemes Act s 95A |
| Amend an exclusive use by-law | Unanimous, with some exceptions | Unit Title Schemes Act s 97 |
| Special levy for a single item | Special | Management Module 2 cl 50 |
| Levy for recurring expenditure | Unanimous | Management Module 2 cl 51 |
| Terminate the scheme | Unanimous, or 80% to 95% of interest entitlement depending on the building's age | Termination of Units Plans and Unit Title Schemes Act 2014 |
Common questions
Do abstentions count as votes against?
It depends on the type. These fail only if someone votes against:
- unanimous resolutions in NSW, SA and Tasmania
- resolutions without dissent in Queensland, WA and the NT
- unopposed resolutions in the ACT
These need every lot to vote in favour, so an absent owner can block them:
- unanimous resolutions in Victoria, WA and the NT
In the ACT, a unanimous resolution needs every person entitled to vote to take part. A Victorian special resolution is also counted against the total votes of all lots, not just the votes cast.
Can the committee pass a special resolution?
No. Special and unanimous resolutions are decided by the owners at a general meeting, or by ballot where the law allows it. In NSW, the committee can't make any decision that needs a special or unanimous resolution (s 36(3)).
Can unfinancial owners vote?
Usually not on ordinary resolutions. The exceptions differ: unanimous resolutions in NSW, special and unanimous resolutions in Victoria, without-dissent resolutions and committee elections in Queensland. Check your state's rule before counting.
Where UnitBuddy fits
UnitBuddy records each motion with its resolution type, the votes and the result, so the minutes show exactly how a decision was made.
Further reading
Keep the scheme file in one place the committee and the manager can both open. Features, pricing, or book a tour.