Buying a strata apartment: a due diligence checklist

1. What will you actually own?

In strata you own your lot and share ownership of common property such as driveways, gardens, roofs, external walls and pipes. The seller must include the strata plan in the contract of sale; it shows your lot and its unit entitlement, which sets your share of levies and your voting weight on some resolutions (NSW Government – Buying a strata property). Check whether a car space or storage cage is part of your lot, or only used under a by-law.

2. Read the by-laws

A copy of the by-laws must be attached to the contract. Check the rules that affect how you will live: pets, renovation approvals, parking, short-term letting, smoking, and move-in rules such as lift bookings. By-laws cannot be harsh, unconscionable or oppressive, but they are binding until changed or declared invalid. See our by-laws guide.

3. Get a strata search report

NSW Fair Trading recommends a strata search report before you buy. It draws on the strata roll and records and covers the scheme's finances, insurance and when it was last checked, defects and planned works, safety requirements, legal matters and meeting minutes that show how the scheme is run and any disputes (NSW Government – Buying a strata property).

You can hire a strata searcher or conveyancer, or inspect the records yourself with the seller's permission. A person authorised by the owner pays $60 (including GST) for the first hour and $30 for each extra half hour (NSW Government – Record keeping).

4. Ask for a section 184 strata information certificate

Under section 184 of the Strata Schemes Management Act 2015 (NSW), an owner, mortgagee, or a person they authorise can request a strata information certificate for a lot. The owners corporation must provide it within 14 days, for a fee, in the approved form. It must state:

• regular levies for the lot, the periods and any early-payment discount
• any unpaid levies, and interest on them
• any amounts owed under a common property rights by-law or for work done by the owners corporation
• proposals for funding the 10-year capital works fund plan
• whether a strata renewal committee has been set up
• whether there is an exclusive supply (embedded) network and what it supplies
• names and addresses of committee members, the strata managing agent and building manager

From 1 April 2026 the certificate must also cover orders and compliance action against the owners corporation, including under Fair Trading's repair powers, and meetings held in the past year and coming up (NSW Government – Guide to strata law changes). If a levy was outstanding but not shown on the certificate, the purchaser is not responsible for it.

5. Check the money

NSW Fair Trading warns that low levies could mean a steep rise in future fees, and special levies may be needed if there is not enough money for major works.

6. Check defects and building age

• Get your own building and pest inspection; an existing report may not cover what you need.
• Under the Home Building Act 1989 (NSW), statutory warranties are 6 years for major defects (such as structure, fire safety and waterproofing) and 2 years for other defects, from completion (Building Commission NSW – Building defect complaints).
• For buildings four storeys or higher with contracts from 1 January 2018, the developer lodges a 2% building bond that can fund defect rectification, or may instead take out decennial liability insurance.
• Read the minutes for defect items. The AGM agenda must include building defects until the warranty periods end.

7. Check insurance

NSW owners corporations must hold building insurance, public liability cover of at least $20 million, and in some cases workers' insurance. Check the policy, sum insured, last valuation and excesses, especially water damage excesses. Building insurance does not cover your contents (NSW Government – Strata finances and insurance). See our strata insurance guide.

8. Buying off the plan or in a new scheme

The developer acts as owners corporation until one third of unit entitlements are sold, and must hold the first AGM within two months after that. It must hand over documents including the initial maintenance schedule at least 14 days before the first AGM, and is restricted in what it can do during the initial period.

Other states

In Queensland, ask for a body corporate certificate (BCCM form 33), which shows amounts owing for the lot; the fee is $86.95 (Queensland Government). In Victoria, the seller includes an owners corporation certificate in the section 32 vendor's statement, and buyers can inspect the owners corporation register for free (Consumer Affairs Victoria).

How Watchdog Strata helps

Once you own, Watchdog Strata lets owners see all building issues on the owner portal, take part in owners' polls on quotes, and read pinned notices. Moving in? Request access and book the lift through the app. Ask your building manager about getting access.

General information only, not legal advice. Check the current legislation or ask a strata lawyer for your scheme.