Strata AGMs and committees: how owners get a say

What is decided at a NSW AGM?

The owners corporation must hold an annual general meeting each year. NSW Fair Trading lists the items an AGM agenda must include (NSW Government – How to run a strata meeting):

• quorum check and confirming the last general meeting's minutes
• what the owners corporation and committee will each be responsible for, the number of committee members, and the election
• announcing the tenant representative, if at least half the lots are tenanted
• the annual fire safety statement, utility providers, and building defects while warranties apply
• strata manager commissions and training, and whether to appoint an auditor
• unpaid levies, financial statements, insurance, the 10-year capital works fund plan and environmental sustainability

The notice must include the agenda, quorum explanation, voting statements, key financial statements, insurance details, the 10-year plan and any proposed strata or building manager contract.

How do meetings work?

Types of resolutions

• General resolution: one vote per lot; more than 50% in favour. A poll can switch it to unit entitlement.
• Special resolution: by unit entitlement; no more than 25% against. Used for by-laws and major common property changes.
• Sustainability or accessibility infrastructure resolution: less than 50% against, by unit entitlement.
• Unanimous resolution: no votes against.

Owners who owe levies cannot vote, except on a motion that needs a unanimous resolution. Our voting rules guide compares states.

How do I put a motion on the agenda?

Send a motion to the secretary or strata manager before the meeting notice goes out. It should include a one- or two-sentence summary, your name and an explanation of up to 300 words. A motion can be amended at the meeting but not changed in subject, and you cannot raise a new motion at the meeting itself (NSW Government – Strata meetings).

Proxies and remote voting

• Use the approved proxy form and give it to the secretary by the start of the meeting, or at least 24 hours before in schemes of 100 lots or more.
• In schemes of 20 lots or fewer, a person cannot already hold a proxy for someone else; in larger schemes, no one can hold proxies for more than 5% of lots.
• A proxy has no effect if you turn up and vote. Building managers, strata agents and property managers cannot use proxies for their own benefit, such as extending their appointment.
• Pre-meeting electronic voting needs an approving resolution and cannot be used to elect the committee.

How do owners get on the strata committee?

The committee is elected at each AGM and has one to nine members; schemes of more than 100 lots need at least three. Owners can nominate one person per lot they own, including themselves, another owner or a non-owner such as a tenant (NSW Government – Who's who in strata).

Under section 32 of the Strata Schemes Management Act 2015 (NSW), these people are not eligible unless they own a lot: the building manager, a real estate agent leasing a lot in the scheme, and a person connected with the developer or building manager who has not disclosed it. An owner who owed money at the date of the meeting notice and has not paid before the meeting is also ineligible.

Members must act honestly, fairly, with due care and diligence and for the benefit of all owners, and disclose conflicts of interest. From 1 October 2026, new and returning members must complete one hour of free online training on Strata Hub within three months of appointment, with exemptions for two-lot schemes and some professionals (NSW Government – Guide to strata law changes). See our committee training guide.

What can the committee decide?

The owners corporation decides what to delegate. Committees commonly approve routine repairs, minor renovations if a by-law allows, notices to comply, payment plans and interest waivers. They cannot make decisions needing a special or unanimous resolution, approve special levies, change by-laws, or appoint a strata or building manager. Owners can attend committee meetings but need permission to speak. Owners holding more than one third of unit entitlements can object in writing to a committee motion, which moves it to a general meeting.

State notes

Sources: Queensland Government, Consumer Affairs Victoria.

How Watchdog Strata helps

Watchdog Strata's quote comparison and owners' poll lets owners compare quotes and register a view before a meeting: one vote per lot, strata-roll owners only, with results hidden until the poll closes. It supports the decision but does not replace a statutory general meeting or committee vote, which must follow your state's Act. Owners-only notices can share agendas and minutes. See Watchdog Strata for committees.

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