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Using Reserve Funds to cover day-to-day running costs, like insurance, utilities, strata management fees or minor maintenance, is poor governance  and inconsistent with the intent of the WA Strata Titles Act 1985 . While it may feel like a quick fix, it creates deeper financial and compliance problems for the strata company. Here’s why it matters. 1. The Admin Fund and Reserve Fund Have Different Legal Purposes Administrative Fund For recurring operating expenses needed to ru

This case revolves around an unapproved alteration, the installation of a rooftop pool and garden, which significantly affected the common property in several ways. It’s a timely reminder that any changes impacting common property must be properly authorised, with clear plans, engineering reports, and full details circulated to all owners before  a vote is taken. Proper processes protect the scheme, ensures transparency, and help avoid costly disputes like this one. Citations

Here’s Why That’s Not the Right Process. I’m seeing a growing trend where strata managers send structural alteration requests (with very scant details) straight to the Council of Owners and ask them to approve  the works. It might seem quick and convenient… but unfortunately, it’s not the correct process under WA legislation. And skipping steps can create big headaches later on. 1. Structural Works Are a Big Deal 🧱 Structural changes aren’t the same as approving a new letter

This case was a 2015 decision by the  State Administrative Tribunal  of Western Australia, specifically focusing on the case of  The Owners of Ceresa River Apartments Strata Plan 55597 and Haines . The core legal issue addressed was whether the  renting out of residential lots for short-stay accommodation  (like Airbnb) was consistent with the strata scheme's  By-law 16 , which stipulated that lots must be used as a "residence" or for "residential tenants." The Tribunal ultim

The adjudicator observed that the use of AI-generated content in a submission contributed to inefficiencies, requiring both the Strata Company and the Adjudicator to expend additional time in dealing with the case. Citations Notebook LM Discussion https://static.wixstatic.com/mp3/a0f1d2_ebaf49d8f0b2420f8796d4481e0650bc.m4a

In June 2025, the State Administrative Tribunal (SAT) delivered a detailed decision in Lenane & Ors v The Owners of Harbour Pines Strata Plan 23297 [2025] WASAT 53 . The case provides valuable guidance for strata managers and councils about how 10-year maintenance plans should — and shouldn’t — be implemented. Background Harbour Pines is a 52-lot retirement village in Geraldton. The strata company, managed by Adder Holdings Pty Ltd, passed an ordinary resolution in July 2024

Case: The Owners of Mill Point Strata Scheme 11391 and Magnalaw Pty Ltd [2025] WASAT 106 When water starts flowing where it shouldn’t, things can get messy fast — especially in strata. A recent decision of the State Administrative Tribunal (WASAT)  has reinforced a strata company’s right to access a lot to investigate water leaks and potential non-compliance with the Strata Titles Act 1985 (WA) . Background The Owners of Mill Point Strata Scheme 11391  applied to the Tribunal

A huge thank you to Dr Nicole Johnston  for publishing her outstanding research into the strata management industry, and for shining a much-needed light on areas many strata businesses would probably prefer stayed in the shadows. The concept behind XO Strata  was born after the 2024 ABC Four Corners  exposé “The Strata Trap”  and the belief that an exodus  from the large, vertically integrated strata companies was inevitable. Those traditional models, entangled with insurance

No matter where you are in Australia, maintaining and repairing common property isn’t just good practice — it’s the law. A recent...

A common scenario in smaller schemes:  only two owners nominate for the Council of Owners (COO). The minutes record it as “2 plus a vacancy” — so that’s fine, right? 😬 Not always. Many schemes operate under the standard governance by-laws , which specify that schemes with more than three lots must have a quorate council  to make decisions. As outlined in the table below, a quorum depends on the number of council positions set by the strata company. So, if the number of counc