Strata vs body corporate vs owners corporation: what each state calls it
- “Strata” is the general word for shared-title property: private lots plus common property owned by everyone.
- The entity made up of all owners has a different legal name in each state: owners corporation, body corporate, strata company or strata corporation.
- NSW, Victoria and the ACT say owners corporation; Queensland, Tasmania and the NT say body corporate; WA says strata company; SA says strata corporation.
- Every state and territory has its own Act, with different voting rules, committee names and dispute bodies.
- Use your own state’s terms when you read by-laws, notices or tribunal guidance.
What does “strata” actually mean?
Strata title divides a property into individually owned lots (apartments, townhouses, shops) and common property that all owners share, such as the roof, lobby, lifts, driveways and gardens. Owning a lot automatically makes you a member of the scheme’s governing entity. That entity looks after the common property, takes out building insurance, sets levies and makes and enforces the rules.
The idea is national. The vocabulary is not. Searching “body corporate rules” in Sydney, or “strata committee” in Melbourne, often returns guidance for the wrong state.
What is it called in each state and territory?
| Jurisdiction | Main Act | Name of the owners’ entity | Elected group |
|---|---|---|---|
| NSW | Strata Schemes Management Act 2015 (NSW) | Owners corporation (previously called a body corporate) | Strata committee (previously “executive committee”) |
| Victoria | Owners Corporations Act 2006 (Vic) | Owners corporation (called a body corporate until 31 December 2007) | Committee |
| Queensland | Body Corporate and Community Management Act 1997 (Qld), plus one of five regulation modules | Body corporate of a community titles scheme | Committee |
| Western Australia | Strata Titles Act 1985 (WA) | Strata company | Council |
| South Australia | Strata Titles Act 1988 (SA); newer schemes under the Community Titles Act 1996 (SA) | Strata corporation (community corporation for community titles) | Varies by scheme |
| Tasmania | Strata Titles Act 1998 (Tas) | Body corporate (“Strata Corporation No …”) | Committee of management (at least three members) |
| ACT | Unit Titles (Management) Act 2011 (ACT) | Owners corporation (“The Owners – Units Plan No X”) | Executive committee |
| Northern Territory | Unit Title Schemes Act 2009 (NT); older schemes under the Unit Titles Act 1975 (NT) | Body corporate | Committee |
The pattern is easy to remember. The eastern seaboard split between “owners corporation” (NSW, Victoria, ACT) and “body corporate” (Queensland, Tasmania, NT). WA and SA kept company-style names.
Are there differences beyond the name?
Yes, and they matter in practice.
- Queensland has several Acts. Most schemes with a community management statement sit under the Body Corporate and Community Management Act 1997 (Qld). Older or special developments may fall under the Building Units and Group Titles Act 1980 (Qld) or one of several specified Acts. Each community titles scheme is also registered under one of five regulation modules: Standard, Accommodation, Commercial, Small Schemes or Specified Two-lot.
- South Australia stopped creating new strata plans. Since 1 June 2009 new strata plans can’t be deposited under the Strata Titles Act 1988 (SA). New divisions use the Community Titles Act 1996 (SA), and existing strata corporations continue under the 1988 Act.
- Victoria operates at four levels: the owners corporation (all lot owners), the committee, delegates of the owners corporation, and delegates of the committee.
- WA’s strata company is governed by its council, which exercises the strata company’s duties and powers for all owners.
- Dispute bodies differ. NSW uses NSW Fair Trading mediation and the NSW Civil and Administrative Tribunal. In Tasmania the Recorder of Titles determines strata disputes. SA has no government agency that oversees strata management or resolves disputes; disputes with the corporation can go to the Magistrates Court.
What about strata managers and building managers?
These are service providers, not the owners’ entity. In NSW, a strata managing agent (strata manager) helps run the scheme’s administration and finances and can be delegated significant authority. A building manager looks after the physical building: common property, access for trades and residents, and repairs and maintenance. Other states use similar roles under different titles, such as “body corporate manager” in Queensland and the NT, or “owners corporation manager” in Victoria.
Which words should you use?
Use the term in your scheme’s own documents. Your by-laws (rules or articles in some states), levy notices and meeting papers will use your state’s legal vocabulary, and so will the tribunal or regulator. If you manage buildings in more than one state, keep a simple translation list for your team: lot or unit, by-laws or rules, levies or fees or contributions, committee or council.
How Watchdog Strata helps
Watchdog Strata is a building management app for residential strata in any state. Building managers, owners and residents share one place for maintenance and defect tickets, notices and owners’ quote comparison and polls, whatever your state calls the owners’ entity. It does not replace your strata manager’s accounting or levy system.
General information only, not legal advice. Check the current legislation or ask a strata lawyer for your scheme.
Questions people ask
Is a body corporate the same as an owners corporation?
In practice, yes. Both are the legal entity made up of all lot owners that manages common property. Queensland, Tasmania and the NT say body corporate. NSW, Victoria and the ACT say owners corporation, and both NSW and Victoria used “body corporate” in the past.
What is a strata company in WA?
Under the Strata Titles Act 1985 (WA), the strata company is made up of all lot owners in a strata titles scheme. Its council, made up of lot owners, exercises the strata company’s powers for the benefit of all owners.
Why can’t I create a new strata plan in South Australia?
Since 1 June 2009, new strata plans can’t be deposited under the Strata Titles Act 1988 (SA). New divisions use the Community Titles Act 1996 (SA). Existing strata corporations are still regulated by the 1988 Act.
Is a strata manager part of the owners corporation?
No. A strata manager (strata managing agent in NSW) is a service provider engaged by the owners corporation. It can be delegated functions, but the owners corporation remains the legal entity.
What is the ACT equivalent of a strata committee?
In the ACT the owners corporation has an executive committee, established under the Unit Titles (Management) Act 2011 (ACT). It must elect a chairperson, secretary and treasurer.
Sources
- NSW Government – Strata roles (owners corporation, strata committee, strata and building managers)
- Consumer Affairs Victoria – What is an owners corporation?
- Queensland Government – Body corporate legislation
- Queensland Government – The role of a body corporate
- Landgate – Understanding the basics of strata (fact sheet)
- Law Handbook SA – Strata titles
- SA Government – Strata titles
- Tasmanian Legislation – Strata Titles Act 1998
- NRE Tasmania – Strata Living in Tasmania
- ACT Legislation Register – Unit Titles (Management) Act 2011
- NT Legislation – Unit Title Schemes Act 2009
- NT Legislation – Unit Titles Act 1975
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