Common Documents in NSW Strata Packages
What to include for the most complete and accurate review.
Essentials (start here)
Section 184 Certificate
The statutory NSW disclosure: levies, special levies, legal proceedings, and reported defects. It appears under the certificate row of your report’s Sources panel.
Strata Inspection Report (if you have one)
A broader review of the owners corporation’s books, also called a strata search report. Upload it alongside the Section 184 certificate, not instead of it.
By-laws (current registered)
Covers pets, renovations, parking, noise, short-term letting, and use of common property.
Insurance Certificate (current year)
Shows coverage amounts, excess, and policy type, including any under-insurance risk.
Financial Statements (last 2 years)
Shows administrative and capital works fund balances, levy income, and expenditure.
Meeting Minutes (last 24 months)
AGM, EGM, and committee records of defects, disputes, and upcoming works or special levies.
Optional (nice to have)
Capital Works Fund Plan (10-year plan)
The long-term funding plan required under NSW law. Without it, your report leaves out the Projected Costs section.
Special Levy Notices
Show one-off costs raised or proposed, with the amount, purpose, and payment schedule.
Building Condition / Defect Reports
Independent checks on structure, waterproofing, or cladding that reveal defects and remediation costs.
Strata Roll
Lists lot owners and unit entitlements, so you see voting power and how levies are split.
Legal Proceedings / Orders
NCAT applications, court cases, or compliance orders that flag financial exposure.
Common Property Memorandum
Defines lot and common property boundaries, and who maintains what. This appears under Other Documents in your report.
Uploading your documents
Accepted formats
PDF, DOCX, and ZIP. Upload a ZIP archive as is - we unpack it for you.
File size
Up to 500MB per file. Larger files are rejected by name, so split them or upload the parts separately.
Drag and drop whole folders
Drop a folder onto the upload area to queue everything inside it at once. Re-dropping the same folder does not create duplicates.
The “Combined” toggle
Hover over an uploaded file and switch on Combined if that single PDF holds more than one document, such as several sets of minutes. We then split it into parts before we read it. Left off, the whole PDF counts as one document, so the parts inside may land under the wrong heading or miss your document checklist. ZIP archives have no toggle, because we always unpack them.