Self-managed strata software for NSW owners corporations
Strata keeps the records a scheme is legally required to keep — levies, payments, maintenance history, meetings and resolutions, documents — and warns you before a statutory deadline bites. Built for small schemes running themselves, around the Strata Schemes Management Act 2015 as amended by the October 2025 payment-plan and debt-recovery reforms.
- 30 days
- Levy notice
- 10% p.a.
- Arrears interest
- 14 / 7 / 3
- Meeting notice
- 25%
- Quorum
- 12 months
- Payment plan cap
- 7 years
- Record retention
Built around the Act, not bolted onto it
Notice periods, resolution thresholds, the payment allocation order and the arrears interest rate are encoded, not left to the committee to remember. Where the Act demands a reason — deferring a repair, refusing a payment plan — the software will not let the step complete without one, so the record survives scrutiny at the Tribunal.
Five things a scheme has to get right
Levies & finances
s 83 · s 85Strike levies pro-rata by unit entitlement and issue compliant notices with the required hardship information. Arrears carry the statutory 10% interest and payments allocate in the order the Act sets — oldest contributions, then interest, then recovery costs. Admin and capital works funds are tracked separately, with budgets against actuals.
Arrears & payment plans
October 2025A debt-recovery guardrail that mirrors the October 2025 reforms: an owners corporation cannot start recovery until a payment plan has been offered and a 30-day pre-action notice has run. Plans are capped at 12 months, refusals need a written reason, and hardship information stays restricted.
Maintenance (section 106)
s 106Owners raise repair requests with photos; the committee triages by urgency, records quotes, and moves each one through a status workflow that demands a reason before anything is deferred or rejected. The evidence timeline is what a s106 duty-to-maintain dispute turns on.
Meetings & voting
Sch 1AGMs, general meetings and committee meetings with notice-period checks, live quorum, and motions scored against ordinary, special and unanimous resolution rules. One vote per lot, proxies and attendance recorded, and a minutes draft generated from what actually happened.
Documents, notices & compliance
s 180A categorised document register with officer-only restricted documents, an announcements board, and a dashboard that warns before a statutory date bites — AGM due, the five-yearly insurance valuation, capital works plan review, and the Strata Hub annual reporting window.
Before you take it on yourselves
- What is a self-managed strata scheme?
- A scheme where the owners corporation runs its own administration instead of appointing a licensed strata managing agent. It is legal in NSW at any scheme size, and common in small schemes where an agent’s fee is a large share of the levies. The statutory duties do not change — the committee simply carries them itself.
- Do we still have to follow the same rules without a strata manager?
- Yes. The Strata Schemes Management Act 2015 applies to the owners corporation, not to its agent. Levy notices, meeting notice periods, resolution thresholds, the section 106 duty to maintain common property, the records you must keep and Strata Hub reporting all apply exactly as they would with an agent.
- How are levies split between lots?
- By unit entitlement, taken from the schedule on your registered strata plan. Strata calculates each lot’s share pro-rata from the entitlements you enter, which is also what special-resolution counting uses. The NSW register does not publish entitlements, so they are copied from your plan.
- Do you need our strata plan number?
- It helps but you can search by street address instead. Strata queries the public NSW Spatial Services register to confirm the plan and fill in the registered address, suburb, postcode, lot count and registration date. The lookup is advisory — a miss warns you but never blocks you from recording your scheme.
- Is Strata legal advice?
- No. It is record-keeping software that surfaces statutory rules as guidance. Verify notice periods, interest rates and thresholds against the current Act and NSW Fair Trading guidance.
The user guide covers all of this in full — levies, arrears, s106 maintenance, meetings and the records you must keep, and the case studies work through individual questions like who repairs a boundary fence.