Strata software SA: strata and community corporations

Schemes created before 1 June 2009 are strata corporations under the Strata Titles Act 1988 (SA).
New divisions since then use the Community Titles Act 1996 (SA) and form a community corporation.
Strata corporations follow the articles in Schedule 3 of the Strata Titles Act; community corporations have by-laws.
There is no government agency that oversees strata management or resolves disputes; the Magistrates Court can decide them.

What are the SA strata terms?

A strata corporation is formed when the strata plan is deposited and is made up of the registered owners of all units. It manages the common property and enforces the articles (rules). Many corporations have a management committee and a strata manager. A community corporation is made up of the owners of lots in a community scheme or community strata scheme, and administers the scheme's by-laws.

Which laws apply in South Australia?

Scheme	Law	Rules
Strata corporation (plans deposited before 1 June 2009)	Strata Titles Act 1988 (SA) and Strata Titles Regulations	Articles in Schedule 3, changed by special resolution and lodged with Land Services SA
Community corporation (community scheme or community strata scheme)	Community Titles Act 1996 (SA) and Community Titles Regulations 2026	By-laws, varied by special resolution and lodged within 14 days

Since 1 June 2009 it has not been possible to deposit new strata plans under the Strata Titles Act. Strata corporations that existed before then are still regulated by it. The South Australian Legislation website notes that both Acts are affected by amending provisions that have not yet come into operation, so check the current version.

How do meetings and votes work?

A strata corporation must meet at least once every calendar year and within 15 months of the last AGM, with at least 14 days' written notice. Voting is one vote per unit; if a unit has several owners, they share one vote. A general meeting can be called by the secretary, two committee members or one-fifth of unit holders.

How are SA strata disputes resolved?

The SA Government says your corporation should be able to help with a problem involving another owner, and Community Mediation Services can assist with neighbour disputes. If the dispute is with the corporation, get legal advice, for example from the Legal Services Commission. If the matter can't be resolved, an application can be made to the Magistrates Court as a minor civil action. Dated records of the issue, the request and the corporation's response help at every step.

What should SA strata software record?

Maintenance and common-property issues with dates and photos.
Notices of meetings, so the 14-day notice is easy to show.
Quotes compared before the corporation decides.
Who occupies each unit, for article or by-law notices.

How Watchdog Strata helps

Watchdog Strata keeps a dated issue history, notices for everyone or owners only, and an exportable change log. Its owners' poll is one vote per lot, which can help a committee gauge views before a formal resolution under the Act. Watchdog does not collect levies or do trust accounting.

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

Questions people ask

What is the difference between strata and community title in SA?

Strata corporations were created under the Strata Titles Act 1988 (SA) before 1 June 2009. New divisions since then use the Community Titles Act 1996 (SA) and are run by a community corporation with its own by-laws.

Is there a strata regulator in South Australia?

No. The SA Government says there is no government agency to oversee the management of strata titles or resolve disputes. Unresolved disputes can go to the Magistrates Court.

How many votes does each owner get in an SA strata corporation?

One vote per unit. If more than one person owns a unit, they share one vote.

Strata and community title software in South Australia