Buying a property is exciting. It’s easy to focus on the things you can see during an inspection, such as the layout, natural light, location, and overall condition.
However, when buying into a scheme, there is another side of the property worth understanding. The way the scheme is managed, how common property is maintained, whether enough money is set aside for future works, and how decisions are made can all influence your experience as an owner.
Many of these details aren’t visible during an inspection.
That’s where a strata report can help.
A strata report is a summary of information gathered from a scheme’s records. It helps buyers understand how a property is managed before they commit to a purchase. Depending on the scheme, the report may include information about finances, maintenance, insurance, meeting decisions, disputes and building rules.
Reviewing a strata report can help you move beyond first impressions and make a more informed decision about whether a property is right for you.
A strata report brings together information from a scheme’s records into a single document.
Rather than searching through financial records, meeting minutes, insurance documents and maintenance history yourself, the report provides a summary of the information that may be relevant to buyers.
Depending on the state or territory and the records available, a strata report may provide insight into:
For buyers, a strata report can provide a clearer picture of how the scheme operates and what ownership could involve beyond the property itself.
The terminology used for community living varies across Australia.
For simplicity, this article uses the term ‘strata report’ throughout.
If you’re unsure what to ask for, requesting an ‘inspection of scheme records’ is often the clearest way to describe the information you’re seeking.
| State or territory | Common terminology |
| NT | Terminology can vary depending on the scheme and legislation involved. You may hear terms such as strata records inspection, unit title records inspection or body corporate records inspection. |
| NSW | Strata report, strata inspection report. |
| QLD | Body corporate report, body corporate records search. |
| TAS | Strata records inspection or strata report. |
| VIC | Owners corporation report, owners corporation records inspection. |
While the information included can vary, most strata reports cover several key areas.
Financial records can help you understand how the scheme manages its day-to-day expenses and plans for future costs.
You may see information about levies, administrative funds, maintenance funds, planned expenditure and major works.
Looking at a scheme’s financial position can help you understand whether funds appear to be available for future maintenance and whether additional costs may arise down the track.
A strata report may contain information about current or past disputes involving owners, residents or the scheme itself.
Not every dispute is a cause for concern. However, understanding what issues have arisen and whether they remain unresolved can help provide important context before purchasing.
Maintenance records can show how issues are identified and addressed over time.
These records may include completed repairs, ongoing maintenance issues and planned future works.
They can help provide a better understanding of the property’s condition beyond what is visible during an inspection.
Most strata reports include information about the building’s insurance arrangements.
This may include policy details, renewal information and records relating to previous claims.
Insurance information can help buyers understand how the building is protected and identify any potential areas requiring further investigation.
By-laws and building rules help shape day-to-day life within a community.
They may cover matters such as:
Taking time to understand these rules can help you decide whether the property suits your lifestyle and expectations.
Meeting minutes often provide valuable insight into what is happening within a scheme.
They can highlight:
This information can help buyers understand what issues are currently affecting the community.
A strata report can only reflect what has been formally recorded.
If information appears unclear, incomplete or inconsistent, it may be worth asking additional questions. Speaking with your conveyancer, records inspection provider, or scheme manager can help provide further context.
A strata report does more than satisfy curiosity. It can help you identify potential costs, recurring issues and matters that may affect your ownership experience.
Here are some areas worth paying close attention to:
Review the scheme’s financial position and consider whether funds appear sufficient for planned maintenance and future works.
If significant work is anticipated and funds are limited, owners may be required to make additional contributions.
Looking at previous levy changes can help you understand how the scheme manages costs over time.
Increasing levies don’t always indicate a problem. In some cases, they may reflect proactive planning for future maintenance and improvements.
Look for matters that continue to appear throughout meeting minutes or correspondence.
Repeated discussions about the same issue may indicate an ongoing challenge that could affect future costs or decision-making.
Review any available information regarding insurance claims and changes to coverage.
This may provide valuable context around the types of issues the building has faced previously.
Most buildings experience occasional issues.
What matters more is whether the same problems continue to appear over time. Looking for patterns can provide a clearer picture of how the scheme is managed and maintained.
Most strata reports are prepared from an inspection of scheme records.
During this process, the scheme’s records are reviewed, and the relevant information is gathered into a report that is easier to understand.
The way records are accessed differs between states and territories. The legislation below outlines who can access records and how those records may be obtained.
Under the Unit Titles Act 1975, an owner, mortgagee, or a person acting with the owner’s written consent can request information relating to the scheme. This includes obtaining confirmation of any unpaid levies and inspecting the body corporate’s books and records. A fee may apply for providing this information or making records available for inspection.
Under the Strata Schemes Management Act 2015, owners, mortgagees, covenant chargees and authorised representatives can request access to records relating to a strata scheme. These records may include financial statements, insurance information, meeting records and the scheme’s 10-year capital works fund plan. A fee applies for inspecting records.
Under the Body Corporate and Community Management Act 1997 (QLD), an interested person, including a buyer, owner or authorised representative, can request access to body corporate records. An interested person may inspect records, request copies of records, or request a body corporate certificate containing financial and other information about a lot. Requests must generally be made in writing and accompanied by the applicable fee.
Under the Strata Titles Act 1998 (TAS), bodies corporate are required to maintain records relating to the scheme, including by-laws and insurance information. Unlike some other states, the Act does not contain the same detailed provisions regarding access to records by prospective purchasers. Buyers may wish to speak with the body corporate, manager, conveyancer, or legal adviser to obtain relevant information as part of their due diligence.
Under the Owners Corporation Act 2006 (VIC), owners, purchasers, mortgagees, and their authorised representatives can request access to owners corporation records. These records may include financial documents, meeting minutes, insurance policies and other records maintained by the owners corporation. Records must be made available for inspection at a reasonable time and are generally available for inspection free of charge. Copies of records can also be requested and may be subject to a reasonable fee.
A strata report is typically created from an inspection of the scheme’s records.
During the inspection, a records inspection provider reviews available documents and identifies information that may be relevant to buyers.
This can include financial records, meeting minutes, insurance details, maintenance information, by-laws or rules and other records maintained by the scheme.
Instead of reviewing hundreds of pages yourself, the information is compiled into a summary that helps you better understand the property before making a decision.
If you’re progressing with a purchase, arranging an inspection of scheme records can be a useful next step.
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If something appears unclear, it may be worth speaking with your conveyancer, records inspection provider or scheme manager before proceeding. Here are a few questions worth asking:
If anything is missing, it can be harder to get the full picture.
Some issues may still be unfolding and might not be fully captured in the report.
If not, there could be levy increases or other costs ahead.
This can give you a better sense of how the building is managed over time.
They can influence day-to-day living more than many buyers expect.
Repeated concerns can sometimes point to underlying challenges.
And if so, are they being addressed?
Thinking about buying into a community living scheme? An inspection of scheme records can help you better understand the property before making a decision.
Finding a property you like is only part of the decision.
Understanding how the scheme is managed, maintained and funded can be just as important.
A strata report helps bring together information that may not be visible during an inspection. It can provide insight into finances, maintenance, insurance, building rules and other factors that could influence your ownership experience.
By understanding what’s happening behind the scenes, you’ll be in a stronger position to decide whether the property is the right fit for you and move forward with greater confidence.
This article is edited by Lauren Shaw Regional General Manager and Licensee-in-Charge on July 2026.
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