Strata Ownership: What every buyer needs to know before signing

I confess when I bought my first strata property, I had no idea what a body corporate—now called an owners corporation— was.

I didn’t read the minutes. I didn’t care who was on the committee. I was travelling for work, the lawns were mowed, the pool sparkled, and no one parked in my spot. Life was good. I figured paying my levies was enough. Why get involved? That’s what the committee is for, right?

Wrong.

That blissful illusion shattered the day a hole was drilled in my private veranda. No warning, no consultation, and certainly no permission.

I felt betrayed. Not just personally, but on behalf of every owner whose levies were used to fund a rogue renovation for another apartment. That scar on my property marked the end of my passive strata days.

Now, I read the minutes. I show up. I ask questions. I challenge answers. And I demand transparency, honesty and accountability from those in charge of maintaining the common property.

Protecting my biggest asset, my home, isn’t someone else’s job. It’s mine.

The price of strata silence

Too many strata owners are coasting on autopilot. They skip meetings, glaze over the rules, and toss AGM notices and committee minutes straight into the recycling. It’s only when something goes pear-shaped—for them—that the questions begin.

But in strata, silence isn’t golden. It’s expensive.

Everyone’s got opinions—usually loud ones. They’re quick to criticise decisions they had no hand in, but when there’s a chance to pitch in, they vanish. Levy notices get treated like junk mail. Rising costs spark outrage, but the budget that explains them often goes unread. And the classic: “No one told me!” often translates to: “I saw that email… and deleted it.”

All the while, decisions are being made about your building, your amenities, and your money. If you’re not at the table, someone else is. Ideally, that someone values transparency over control.

 Apartment living is not just a change of address

Victoria’s skyline is a forest of cranes. Apartment towers are rising fast. Downsizers—empty nesters, retirees, child-free couples—are swapping backyards for balconies. Nearly half of people living alone and a quarter of couples without children now live in strata developments.

But moving into a strata development isn’t just downsizing. It’s a mindset shift.

In a freestanding house, you’re the boss. Want to paint it purple? Go wild. Snore like a freight train? No one cares. But in strata, you’re part of a governed community—with shared walls, shared plumbing, and shared responsibilities.

You’re now subject to the Owners Corporations Act 2006—and yes, there are rules. Lots of them. They exist to make shared living bearable, if not blissful.

Strata living isn’t a spectator sport. If you’re not paying attention, someone else is. And their agenda might not match yours!

So before you downsize, wise up:

• Read the Section 32 of the Sale of Land Act 1962 Study the plan of subdivision. Know what’s your private property and what’s common property.
• Peruse the legislation. Understand your rights and your responsibilities.
• At the pre-settlement inspection, chat with residents. Ask how the committee operates and what the vibe is.
• Know that committee dynamics often reveal themselves after

If you do buy in, commit:

• Know the rules—and follow them.
• Take an interest in the common property. Your levies pay for its maintenance.
• Photograph areas that could be damaged by shared infrastructure (gutters, downpipes, drains). Documentation helps.
• Read everything the owners corporation manager sends—especially the financials. If they don’t make sense, ask someone who knows.
• Acquaint yourself with the long-term maintenance plan.
• Show up to AGMs, meetings and forums. These are your democratic moments. Use them wisely.
• Push for transparency and accountability with evaluations of committee of management and owners corporation performance.
• Get to know your neighbours. Community starts with connection.
• Verify the scope and purpose of works near or on your private property. You’d be surprised how many disputes begin with a tradie stepping where they shouldn’t.
• Speak up. Be the strong, calm, rational voice of dissent when something seems off.

Strata can be worth it

Done right, strata has perks: low maintenance, shared amenities, instant community. But it only works if owners stay informed, involved, and ready to question the status quo.

Because in strata, ignorance isn’t bliss. It’s a liability.

About the author

Char Weeks lives in Melbourne. Victoria. She has owned both freestanding homes and strata properties. After learning the hard way that silence has no voice in strata disputes, she is now a strong advocate for legislative reform and transparent, ethical, professional strata governance for the benefit of strata owners.  Char is also the Founder and a Director of the awarding winning digital information safe, Secure My Treasures.