Strata voting rules by state: who can vote, how votes count, and proxies
- Ordinary motions: generally one vote per lot in all four states. A poll switches the count to unit entitlement (NSW, WA), lot entitlement (VIC) or contribution schedule lot entitlement (QLD).
- Unfinancial owners generally cannot vote on ordinary motions. Exceptions include unanimous resolutions (NSW), special and unanimous resolutions (VIC), resolutions without dissent (QLD and WA).
- Proxy caps: 1 proxy if 20 or fewer lots, 5% of lots above that in NSW and QLD (Standard and Accommodation modules); similar rule in VIC, becoming one owner per proxy from 1 December 2027.
- Electronic and pre-meeting voting is allowed but tightly regulated. In NSW it cannot decide committee elections.
Who can vote at a strata meeting?
In every state, voting rights belong to lot owners, not tenants. A tenant can vote only if they hold a valid proxy; in NSW, for example, notified tenants may attend general meetings but cannot vote or speak unless authorised (Strata Schemes Management Act 2015 (NSW), Sch 1 cl 21). Owners must also be correctly recorded. In NSW, an owner can vote only if shown on the strata roll (Sch 1 cl 23(1)); in Queensland, the voter's name must be on the body corporate roll (Queensland Government – General meeting voting).
How do the rules compare by state?
| Rule | NSW | VIC | QLD | WA |
|---|---|---|---|---|
| Main Act | Strata Schemes Management Act 2015 (NSW) | Owners Corporations Act 2006 (Vic) | Body Corporate and Community Management Act 1997 (Qld) and module | Strata Titles Act 1985 (WA) |
| Who votes | Owners (and priority voters) shown on the strata roll | Lot owners (members) or their proxies | Individuals on the body corporate roll as owner, representative or corporate nominee | The owner of each lot |
| Ordinary motions | One vote per lot, by majority | One vote per lot; passes with at least 50% of votes by lots | One vote per lot | One vote per lot, or by unit entitlement |
| Poll | Any person present and entitled to vote can demand a poll immediately before or after the vote; votes then count by unit entitlement | A lot owner can require a poll on an ordinary resolution; votes then count by lot entitlement | Owners can request a poll, which counts contribution schedule lot entitlements; strict rules apply | Ordinary resolution can be decided by number of votes or sum of unit entitlements |
| Special resolution | Counted by unit entitlement (s 5) | 75% of lots, or 75% of lot entitlements in a ballot or poll | Separate thresholds under the BCCM Act | Separate thresholds under the STA |
| Unfinancial owners | Vote does not count (except unanimous resolutions) if unfinancial when notice was given and not paid before the meeting | Cannot vote on ordinary resolutions; can vote on special or unanimous resolutions | Cannot vote on motions (except those needing a resolution without dissent) or committee elections | Generally cannot vote; can vote on unanimous resolutions, resolutions without dissent, leasehold expiry and termination resolutions |
| Proxy limit | 1 if 20 lots or fewer; up to 5% of lots if more than 20 | 1 owner if 20 or fewer occupiable lots; 5% of owners above 20 (family exception). From 1 Dec 2027 unless earlier: 1 owner only | Standard and Accommodation modules: 1 if fewer than 20 lots; 5% of lots if 20 or more. Proxies cannot vote in committee elections | Written instrument required; conflicted proxies (suppliers, strata managers) restricted. Check STA Sch 1 for limits |
| Electronic / pre-meeting voting | Allowed if specified in the notice; pre-meeting e-voting needs an OC resolution and cannot decide elections | Ballots allowed (postal ballots need at least 14 days' notice) | Electronic voting allowed by ordinary resolution; system must reject ineligible and duplicate votes | Allowed if the system protects voting integrity; votes outside meetings permitted with detailed notice |
Sources: NSW Act Sch 1 cl 14, 21, 23, 25, 26 and 28 and Regulation cl 14–17 (NSW legislation; Regulation); Consumer Affairs Victoria – Voting and ballot guidelines and AGM page; Queensland Government; Landgate fact sheet.
Can unfinancial owners vote?
Usually not on everyday motions. NSW is precise: a vote (other than on a unanimous resolution) does not count if the owner was unfinancial on the date notice of the meeting was given and did not pay what was owing before the meeting (Sch 1 cl 23(8)). An unfinancial NSW owner can still put a motion on the agenda and nominate committee candidates (Sch 1 cl 4(5) and 5(3)). In Victoria, an owner who owes fees cannot vote on ordinary resolutions but can vote on special or unanimous ones (Consumer Affairs Victoria).
How do proxies work?
In NSW, a proxy must use the approved form, be dated, and reach the secretary at least 24 hours before the meeting in large schemes, or at or before the meeting otherwise (Sch 1 cl 26(3)). A proxy lasts up to the later of 12 months or the second AGM after it takes effect, and a proxy vote by a building manager or strata managing agent is invalid if it would give them a benefit, such as a contract extension (Sch 1 cl 25(7)–(8)). Victoria's proxy cap is changing: from 1 December 2027, unless proclaimed earlier, one person may hold a proxy for only one lot owner (see our Victorian reforms guide).
Can owners vote online or before the meeting?
Yes, within limits. In NSW, the notice must specify any electronic way of voting, and the secretary or strata manager must take reasonable steps so everyone entitled to vote can take part, including options that do not need the internet (Regulation cl 14B). Pre-meeting electronic voting needs an owners corporation resolution, ballots close 24 hours before the meeting, and an election must not be decided this way (cl 14A and 15). Queensland requires electronic systems to reject votes from ineligible people and duplicate votes, and to let only the secretary receive votes. WA requires the system to protect the integrity of voting.
How Watchdog Strata helps
Watchdog Strata's quote comparison and owners' poll gives one vote per lot, only to owners on the strata roll, with results hidden until the poll closes. It helps committees see where owners stand on quotes and decisions before the formal meeting. It does not replace a general meeting, committee vote, proxy or statutory ballot.
General information only, not legal advice. Check the current legislation or ask a strata lawyer for your scheme.
Questions people ask
Can tenants vote at strata meetings?
Not in their own right. In NSW a notified tenant may attend a general meeting but can vote only as the holder of a valid proxy. The same principle, that voting rights belong to lot owners, applies in the other states.
What is a poll vote in strata?
A poll changes how votes on an ordinary motion are counted, from one vote per lot to each lot’s unit or lot entitlement. In NSW any person present and entitled to vote can demand one immediately before or after the vote.
How many proxies can one person hold in NSW?
One, if the scheme has 20 lots or fewer, or up to 5% of the total number of lots if it has more than 20. Proxies held as a co-owner are not counted.
Can a committee be elected by online pre-meeting voting in NSW?
No. The Strata Schemes Management Regulation 2016 (NSW) says an election must not be determined by pre-meeting electronic voting.
Does an app poll count as a formal strata vote?
No. App polls and surveys can gauge owners’ views, but formal resolutions must be passed at meetings or ballots held under the relevant state Act and regulations.
Sources
- Strata Schemes Management Act 2015 (NSW) – Schedule 1 Meeting procedures
- Strata Schemes Management Regulation 2016 (NSW) – Part 2
- NSW Government – Strata meetings
- NSW Government – How to run a strata meeting
- Consumer Affairs Victoria – Voting and ballot guidelines
- Consumer Affairs Victoria – Annual general meeting
- Queensland Government – General meeting voting
- Queensland Government – Applying lot entitlements
- Landgate – Meetings, voting and decision-making (fact sheet)
- Engage Victoria – Consumer Legislation Amendment Act 2026 update
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