NSW strata news, October 2026: committee training starts and the fourth reform bill passes

October was a big month for NSW committees. Anyone elected to a strata committee from 1 October has three months to finish a free online course, or they stop being a committee member. Two weeks later, Parliament passed the fourth round of strata reforms, which takes duplexes out of most of the strata machinery and gives owners a right to install EV chargers. Behind both sits a clear trend: more owners are fighting about repairs, and they are going to Fair Trading for help.

News

Committee training is now compulsory

From 1 October 2026, everyone appointed to a strata committee must complete Introduction to Strata Committee Rights and Responsibilities, a free, self-paced course of about an hour on Strata Hub, within three months of their appointment. That covers new members, members re-elected at an AGM, and anyone filling a vacancy of more than three months. The requirement sits in section 37 of the Strata Schemes Management Act 2015.

A member who misses the deadline automatically stops being a committee member. Fair Trading says it will not chase anyone, so the scheme has to keep track itself. Members appointed before 1 October don't need to do the course until they are next appointed. Two-lot schemes, NSW strata managing agents, members of the Australian College of Strata Lawyers and casual vacancies of under three months are exempt.

The fourth strata reform bill has passed

The Strata Schemes Legislation Amendment (Miscellaneous) Bill passed the Legislative Council on 15 October 2026 and is awaiting assent. The government's release lists the headline changes:

• Duplexes and other two-lot schemes no longer need a committee, meetings or annual reports.
• Bonds and fees must be reasonable. Key and swipe-card bonds far above replacement cost go.
• EV charging: an owner can install a charger on their own lot, and the committee has three months to respond to the request.
• Compliance action: Fair Trading can publish action it takes against owners corporations, so buyers can see repair and maintenance problems.
• Building managers: NCAT can end a building management agreement when the manager breaches its duties, including by not disclosing commissions.

The bill also requires levy reminder notices between 7 and 10 days after a contribution falls due. Commencement is split: some parts start on assent and the rest on dates the government will proclaim later. Don't change your by-laws or fee schedules until those dates are announced.

Free strata mediation is in demand, mostly over repairs

Applications for Fair Trading's free strata mediation service rose 30% last financial year, from 2,760 to 3,591. Repairs and maintenance disputes grew fastest, up 44%, and now make up about 40% of all applications. 76% of matters were fully resolved. Fair Trading also reminded owners corporations that it can issue compliance notices and accept enforceable undertakings over common property repairs.

10-year defect insurance for new apartment buildings

The law for 10-year defect insurance on new apartment buildings is through. The insurance covers serious defects in common property for 10 years, can be claimed without suing the builder first, and stays with the building when it changes hands. Developers can take it out instead of lodging the 2% strata building bond, and the planned increase to that bond is deferred to 1 July 2028. The Building Commission gives 20 August 2026 as the start date. If you are buying off the plan, ask whether the building will carry this insurance or a bond.

A discount on shared batteries for apartment buildings

Since 1 September 2026, buildings with four or more dwellings can get an upfront discount on a shared battery of 20 to 200 kWh through the Peak Demand Reduction Scheme (activity BESS3). The discount comes through accredited certificate providers, so it shows up on the installer's quote rather than as a grant you apply for. The rules were updated on 7 September and 12 October. Ask any installer quoting your building to show the BESS3 discount separately.

Former strata boss banned after blocking a Fair Trading probe

Fair Trading cancelled the licence of Yun Yang, a former director of Result Strata, disqualified her and fined her for helping remove computers and records from a manager the regulator had appointed. It is a reminder to check your strata manager's licence before you renew, using Verify NSW or Fair Trading's register.

In the courts

• Insurance shares in stratum buildings. In PINN 386 Pty Ltd v The Owners – Strata Plan No 67607 (24 September), the Supreme Court confirmed that NCAT can change how insurance premiums are split between owners corporations under section 162, even where a strata management statement sets a 90:10 split. A management statement has no effect where it conflicts with an Act.
• Burst water mains. In Hunter Water Corporation v The Owners – Strata Plan No 16460 (4 September), the Court of Appeal upheld an owners corporation's win of about $1.16 million in damages, plus interest, for flooding from a ruptured water main.

The numbers

NCAT strata applications have eased from their 2022-23 peak while Fair Trading's free mediation is growing, which suggests more disputes are being settled before they reach the tribunal.

New apartment supply is the next wave of strata schemes. Approvals for apartments, townhouses and other non-house dwellings in NSW dipped over summer, recovered through autumn and eased again in August.

NSW has more strata lots than any other state, just ahead of Victoria. Together they hold two thirds of the country's 3.17 million lots.

At least 17% of people in NSW live in strata. Only the ACT and Victoria have a larger share.

Strata insurance is one cost that has stayed steady. CHU, a strata insurer, says the average premium per lot rose 2.8% in the year to June 2025, well below the 14% rise it reports for house insurance.

Offers

There are no sponsor offers for NSW this month. If your committee is getting ready for the new training rule or an AGM, the free UnitBuddy demo shows how a building can keep its committee register, levies, capital works plan and records in one place.

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