What to include for the most complete and accurate review.
Section 184 Certificate
The statutory disclosure document for NSW strata. Contains key financial information, outstanding levies, special levies, legal proceedings, and building defects reported to the owners corporation.
By-laws (current registered)
The rules governing the owners corporation. Covers pet policies, renovation approvals, parking, noise, short-term letting, and use of common property.
Insurance Certificate (current year)
Building insurance details including coverage amounts, excess/deductibles, and policy type. Essential for understanding owner liability and any under-insurance risk.
Financial Statements (last 2 years)
Shows the administrative fund and capital works fund balances, levy income, and expenditure. Key to assessing the financial health of the owners corporation.
Meeting Minutes (last 24 months)
Records from AGMs, EGMs, and strata committee meetings. Reveals maintenance issues, defects, disputes, and upcoming works or special levies.
Capital Works Fund Plan (10-year plan)
The long-term maintenance and funding plan required under NSW law. Projects future repair costs and assesses whether the capital works fund is adequate.
Building Condition / Defect Reports
Independent assessments of building structure, waterproofing, cladding, or other systems. Reveals hidden defects and estimated remediation costs.
Strata Roll
Lists all lot owners and their unit entitlements. Useful for understanding voting power and how levies are proportioned across lots.
Legal Proceedings / Orders
Details of any NCAT (tribunal) applications, court cases, or compliance orders against the owners corporation. Flags potential financial exposure.
Common Property Memorandum
Defines boundaries between lot property and common property. Important for understanding maintenance responsibilities and any exclusive-use rights.