If you’ve ever tried to get a straight answer about strata, owners corporation or body corporate living, you’ll know it’s not always straightforward.
Ask a simple question, and you may get three different answers. Pets aren’t allowed. Pets are allowed with approval. It depends on the building.
The same applies to decision-making, repairs and even levies. One person’s experience can quickly become the ’rule‘, and over time, those experiences turn into widely accepted myths.
Part of the challenge is that strata living isn’t a one-size-fits-all system. Across Australia, the basic concept is the same: people share ownership of common property and make decisions together through an owners corporation or body corporate.
However, the details can vary significantly. Each state and territory has its own legislation, and each building operates under its own by-laws or rules.
That is why so many misconceptions exist. Many are based on real situations, but what applies in one building or state/territory may not apply in another.
This article uses the term ‘strata’ as a broad description for a type of community living arrangement that may be known by different names across Australia. Depending on the state or territory, you may also see terms such as owners corporation, body corporate, or strata scheme used to describe a similar concept.
At first glance, most strata communities can seem very similar. Apartments share walls, common areas are maintained collectively, and owners contribute to the costs of running and maintaining the property. It’s easy to assume the same rules apply everywhere.
In reality, strata and body corporate communities are governed by different legislation in each state and territory. For example:
| Northern Territory | Unit Title Schemes Act 2009 |
| New South Wales | Strata Schemes Management Act 2015 |
| Queensland | Body Corporate and Community Management Act 1997 |
| Tasmania | Strata Titles Act 1998 |
| Victoria | Owners Corporations Act 2006 |
While these Acts address many of the same areas, such as meetings, financial management, and maintenance responsibilities, the requirements can vary from state to state.
On top of that, every scheme has its own by-laws or rules. These govern many aspects of day-to-day living, including pets, parking, noise, and the use of common property.
As a result, two buildings that look identical can operate quite differently, even if they are located in the same suburb. Your own scheme’s rules are always the most reliable reference point.
It is a common assumption, especially for people new to living in a scheme, that the strata, owners corporation, or body corporate manager is the person in charge. The reality is usually more layered than that.
The owners corporation or body corporate is made up of all lot owners. This group is responsible for the overall operation of the scheme. Decisions about levies, major works, budgets and rules are generally made collectively at general meetings, with a committee handling routine matters in between.
The manager is engaged to support this structure and act on behalf of the owners corporation or body corporate.
They typically carry out duties that have been delegated to them, often including administration, financial coordination and helping the committee stay organised.
In practical terms, this means the strata, owners corporation or body corporate manager helps keep things running smoothly, but the decision-making power usually rests with the committee.
Confused about who does what? Learn the difference between a strata, owners corporation or body corporate manager, a property manager, and a building manager, and how they work together to support your community.
Levies are sometimes misunderstood because they pass through different hands, but their purpose is more straightforward than it seems.
Levies are contributions paid by owners to cover the cost of running the property. They are typically set at the annual general meeting and can include day-to-day expenses as well as longer-term funding for major works.
These costs often include insurance, maintenance, utilities for common areas, and administrative expenses.
Strata managers may collect or manage the funds, and sometimes hold the money on behalf of the scheme.However, the funds themselves belong to the owners corporation or body corporate and are spent according to agreed budgets and decisions.
In practice, this means levies are not a fee paid to the strata manager. Rather, they are a shared contribution in how the property is maintained and managed.
Repairs are one of the most common sources of confusion, particularly when something goes wrong inside or around a lot.
Across Australia, the general principle is fairly consistent. The owners corporation or body corporate is typically responsible for maintaining common property, while the lot owner is usually responsible for what sits within their own lot.
Strata managers often assist by arranging contractors, gathering quotes, and coordinating repairs. They act as the organiser rather than the party responsible for the repairs.
For owners and residents, the most common question is usually Is the issue part of my lot or part of the common property?
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It is possible to take a hands-off approach to living in a scheme, but it is difficult to opt out completely.
When you purchase a lot in an owners corporation or body corporate, you automatically become part of that collective. This means decisions about budgets, maintenance, repairs, and rules apply to all owners, regardless of how involved they choose to be.
Even in well-managed buildings, there will be ongoing decisions about maintenance, financial planning, and the use of common property. These decisions are made collectively, not individually.
You do not need to be heavily involved, but staying informed can make a difference. Reading meeting notices, budgets, or updates can give you a clearer picture of what is happening within your property.
Self-managed schemes can appear less expensive because there is no management fee. In some cases, especially in smaller buildings, that can be true.
However, the work does not disappear. Instead, it shifts to the owners.
Managing a scheme involves preparing budgets, record-keeping, arranging insurance, meeting legislative obligations, and organising maintenance. Across Australia, these responsibilities apply whether or not a strata manager is involved.
For some communities, self-management suits the size and structure of the building. For others, the time, knowledge, and ongoing commitment required may outweigh any savings.
What’s the difference, and which one works best? Learn how each model operates and what it means for owners and committees.
There is no single rule across all community living when it comes to smoking.
Instead, smoking is typically managed through by-laws or rules, often alongside broader provisions that deal with how activities impact other residents. In some buildings, this may include restrictions on smoking in common areas, on balconies, or in spaces where smoke travels between lots.
Across Australia, the approach tends to balance personal use with the impact on others, rather than applying a blanket ban in every case.
In reality, the key issue is often not whether smoking is permitted but whether it is adversely affecting neighbours. This is why smoking rules and restrictions can vary from one building to another.
Pets are among the most common and widely discussed topics in community living.
While some buildings may have stricter requirements than others, pets are not automatically banned. Instead, they are generally managed through a combination of state legislation and scheme-specific by-laws or rules.
These rules often focus on suitability rather than a simple yes-or-no decision. Factors such as the type of animal, the size of the lot, and the potential impact on neighbours may all be considered.
In many cases, owners or residents need to seek approval before keeping a pet, and conditions may be applied to help manage potential impacts on other residents.
There is rarely a one-size-fits-all answer. What is permitted in one building may be completely different in another, so it is important to check your scheme’s by-laws or rules rather than relying on general assumptions.
Thinking about keeping a pet in your building? Get clear guidance on how pet rules work, what approvals may be required, and what to consider before applying.
By-laws and rules are not set in stone, even if they can sometimes feel that way.
Buildings and communities evolve over time. What worked when a scheme was first established may not reflect how residents use the property today. This is why legislation across Australia allows for rules to be reviewed and changed where needed.
Changes are typically proposed through a motion and voted on at a general meeting. The level of approval required can vary depending on the type of change being considered, which is why the process may feel structured or take time.
If a by-law or rule no longer feels practical or relevant, there is usually a pathway to revisit it. The key is to have support from other owners and to follow the required process.
It is a common concern, particularly for owners who cannot always attend meetings in person, that missing a meeting means missing their opportunity to vote.
In practice, many schemes offer other ways to participate. Depending on the legislation that applies and the arrangements within the building, this may include submitting a written vote or appointing another person as a proxy to attend and vote on your behalf.
These options are usually explained in the meeting notice, which is designed to provide owners with the information they need to participate in the decision-making process, even if they cannot attend in person.
While attending meetings can be valuable, it is not always essential. Checking the meeting notice is often the easiest way to understand what voting options are available and how you can still be involved.
You may still be able to have your say. Learn how proxy voting works and how to participate in decisions even if you are not there in person.
Most myths start with a real experience in a real building. Over time, those experiences are shared, repeated, and gradually accepted as universal rules.
In practice, the better approach is to focus on what applies in your own scheme. That means understanding your building’s by-laws or rules, keeping up to date with recent decisions, and being aware of the legislation that sits behind them.
With that context, many of the common questions and frustrations around strata living start to make more sense. And in many cases, what appears to be a strict rule is actually shaped by the people who live there and the decisions they make together.
This article is edited by Lauren Shaw Regional General Manager and Licensee-in-Charge on July 2026.
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