NSW strata reforms 2025–2026: the staged timeline
- The reforms amend the Strata Schemes Management Act 2015 (NSW) and its 2016 Regulation in five stages between February 2025 and October 2026.
- The two main amending Acts are the Strata Managing Agents Legislation Amendment Act 2024 No 65 (NSW) and the Strata Schemes Legislation Amendment Act 2025 No 14 (NSW), assented to on 2 March 2025.
- The latest stage, from 1 October 2026, requires strata committee members to finish free online training within 3 months of appointment.
- A fourth reform bill, the Strata Schemes Legislation Amendment (Miscellaneous) Bill 2025, was still before the Legislative Council when we checked.
What changed in NSW strata law, and when?
NSW Fair Trading rolled the changes out in stages "so you can prepare" (NSW Government – Guide to strata law changes). The table summarises each stage.
| Start date | Main changes | Who it affects most |
|---|---|---|
| 3 February 2025 | More disclosure by strata managers before and during appointment: connections with suppliers, advice given to the developer in the last 2 years, written explanation before receiving commissions or training services, real-time disclosure of new connections or interests, more AGM disclosure, itemised insurance quotes, and a ban on insurance commission where the owners corporation arranged the policy itself. | Strata managing agents, committees |
| 1 July 2025 | New duties for strata committee members and the chairperson; unfair contract terms banned in standard form supply contracts with owners corporations; minor renovations taken as approved if the committee gives no written reasons within 3 months; sustainability infrastructure by-law bans void (outside heritage areas); accessibility changes by majority vote; owners get 6 years (up from 2) to claim damages for failure to repair common property; record inspection fees up to $60 for the first hour and $30 per extra half hour; six-monthly strata manager reports; easier evidence for assistance animals; developer penalties for late first AGMs. | Owners corporations, committees, strata managers, developers, owners |
| 27 October 2025 | Fair Trading investigation and enforcement powers over the duty to repair and maintain common property; Financial Hardship Information Statement with levy notices; standard form payment plans for overdue levies (up to 12 months, 28-day written response, no fees); 30 days' notice before recovery action; clarified role and new duties of building managers; new Tribunal ground to end a building manager or strata management agreement for unlawful conduct. | Owners corporations, owners in hardship, building managers |
| 1 April 2026 | Standard form 10-year capital works fund plan (when revising or replacing a plan); standard form initial maintenance schedule; independent surveyor certification of the schedule and levy estimates for multi-storey schemes; strata information certificates must cover exclusive supply (embedded) networks, Fair Trading compliance action and meetings. | Developers, owners corporations, buyers and sellers |
| 1 October 2026 | Mandatory annual online training for strata committee members, done within 3 months of appointment on Strata Hub; two-lot schemes no longer complete strata annual reporting. | Committee members, secretaries, two-lot schemes |
The source for every row is the NSW Government's guide to strata law changes, cross-checked against the amending Act text.
Which Acts made these changes?
- Strata Managing Agents Legislation Amendment Act 2024 No 65 (NSW). NSW legislation notes record its amendments as "to commence on 3.2.2025", matching the strata manager disclosure stage (NSW legislation).
- Strata Schemes Legislation Amendment Act 2025 No 14 (NSW). Assented to on 2 March 2025, it commences "on a day or days to be appointed by proclamation" (NSW legislation). It inserts, among other things, the committee duties and training requirement in section 37, building manager duties in section 70A, the payment plan rules in section 85, the 6-year limit in section 106(6) and Fair Trading's enforcement powers in Part 10A. The bill was introduced as the Strata Schemes Legislation Amendment Bill 2024, and the year in its short title changed to 2025 on 12 February 2025 (NSW Parliament).
- Regulations. Detail such as the standard forms, payment plan rules and refusal grounds sits in the Strata Schemes Management Regulation 2016 (NSW), for example clauses 17I, 17J, 17K, 18A and 18B (NSW legislation).
What is still coming?
The Strata Schemes Legislation Amendment (Miscellaneous) Bill 2025 was introduced on 19 November 2025 and passed the Legislative Assembly with amendments on 11 February 2026. When we checked NSW Parliament on 15 October 2026, it was listed as in the Legislative Council (NSW Parliament – bill details). Until it passes and commences, its proposals are not law.
What should each group do now?
Strata committees and secretaries
- Check every member's appointment date and training due date (3 months later). See our committee training guide.
- Use the standard payment plan form, reply in writing within 28 days, and never pass a resolution refusing all payment plans.
- Make sure levy notices include the Financial Hardship Information Statement or its content.
Building managers
- Record when you became aware of each repair, maintenance or safety issue and what you proposed. See our building manager duties guide.
- Give written notice of benefits and connections when recommending contracts.
Owners
- If common property repairs stall, you can use Fair Trading's free mediation and complaint process, which now has enforcement powers behind it.
- If you are behind on levies, you can request a payment plan using the standard form.
How Watchdog Strata helps
Several reforms reward good records: when an issue was reported, who was told and what was proposed. Watchdog Strata keeps a timestamped status history on every maintenance and defect ticket and a filterable change history with CSV, Excel and PDF export. It does not do levy collection or payment plans; those stay with your strata manager.
General information only, not legal advice. Check the current legislation or ask a strata lawyer for your scheme.
Questions people ask
When did the NSW strata law changes start?
They started in stages: 3 February 2025, 1 July 2025, 27 October 2025, 1 April 2026 and 1 October 2026, according to NSW Fair Trading.
What is the name of the NSW strata reform Act?
Most changes come from the Strata Schemes Legislation Amendment Act 2025 No 14 (NSW), assented to on 2 March 2025. The 3 February 2025 strata manager disclosure changes come from the Strata Managing Agents Legislation Amendment Act 2024 No 65 (NSW).
Do strata committee members in NSW have to do training?
Yes. From 1 October 2026, new and returning committee members must complete free online training on Strata Hub within 3 months of appointment, unless an exemption applies, such as being in a two-lot scheme.
Can an owners corporation refuse a levy payment plan?
It can refuse a particular request reasonably, for example if the plan would leave the capital works fund or administrative fund with insufficient funds. It must reply in writing within 28 days with reasons and cannot refuse all payment plans by resolution.
Is the Strata Schemes Legislation Amendment (Miscellaneous) Bill 2025 law yet?
Not when we checked on 15 October 2026. NSW Parliament listed it as in the Legislative Council after it passed the Legislative Assembly with amendments on 11 February 2026.
Sources
- NSW Government – Guide to strata law changes for strata committees and owners
- NSW Fair Trading – Changes to strata laws
- Strata Schemes Legislation Amendment Act 2025 No 14 (NSW)
- NSW legislation – Property and Stock Agents Regulation 2022 (notes on Act No 65 of 2024 commencing 3.2.2025)
- Strata Schemes Management Regulation 2016 (NSW)
- NSW Parliament – Strata Schemes Legislation Amendment Bill 2024 (assented 2 March 2025)
- NSW Parliament – Strata Schemes Legislation Amendment (Miscellaneous) Bill 2025
- NSW Government – Strata committee training
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