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STRATA TITLES ACT 1985


TABLE OF PROVISIONS

   PART 1 -- Preliminary  

   1.      Short title
            
   2.      Commencement
            
   3.      Terms used
            
   4.      Notes and examples not part of Act
            
   5.      Act binds Crown

   PART 2 -- Strata titles schemes  

   6.      Legislative framework
            
   7.      Strata titles schemes
            
   8.      Freehold schemes and leasehold schemes
            
   9.      Lots -- strata schemes and survey-strata schemes
            
   10.     Common property
            
   11.     Subdivision of land by strata titles scheme
            
   12.     Registration of strata titles scheme
            
   13.     Strata titles
            
   14.     Strata company

   PART 3 -- Planning and development

           Division 1 -- Planning approvals

              Subdivision 1 -- Strata schemes  

   15.     Subdivision approval of strata scheme
            
   16.     Application of Planning and Development Act

              Subdivision 2 -- Survey-strata schemes  

   17.     Subdivision approval of survey-strata scheme

              Subdivision 3 -- General provisions  

   18.     Planning (scheme by-laws) condition
            
   19.     Planning approval of scheme plan or amendment of scheme plan
            
   20.     Approval for postponement of expiry day for leasehold scheme
            
   21.     Approval for modification of restricted use condition
            
   22.     Approval under planning (scheme by-laws) condition
            
   23.     Requirement for local government approval

           Division 2 -- Preliminary determinations  

   24.     Preliminary determinations by local government

           Division 3 -- Common property  

   25.     Long term lease of temporary common property
            
   26.     Long term lease or licence over common property

           Division 4 -- Review of decisions  

   27.     Review of Planning Commission decision
            
   28.     Review of local government decision

   PART 4 -- Scheme documents

           Division 1 -- Scheme notice  

   29.     Scheme notice
            
   30.     Scheme name and address for service of strata company
            
   31.     Postponement of expiry day for leasehold scheme

           Division 2 -- Scheme plans  

   32.     Scheme plan
            
   33.     Short form easements or restrictive covenants
            
   34.     Requirements for registration of scheme plan
            
   35.     Requirements for registration of amendment of scheme plan
            
   36.     Exemption for staged subdivision

           Division 3 -- Schedule of unit entitlements  

   37.     Schedule of unit entitlements
            
   38.     Requirements for registration of amendment of schedule of unit entitlements

           Division 4 -- Scheme by-laws  

   39.     Scheme by-laws on registration
            
   40.     Leasehold by-laws
            
   41.     Resolution for postponement of expiry day under leasehold by-laws
            
   42.     Staged subdivision by-laws
            
   43.     Exclusive use by-laws
            
   44.     Making of scheme by-laws
            
   45.     Application of scheme by-laws
            
   46.     Invalidity of scheme by-laws
            
   47.     Enforcement of scheme by-laws
            
   48.     Requirements for registration of amendment to give effect to scheme by-laws

           Division 5 -- Strata leases  

   49.     Relationship with other laws
            
   50.     Term of strata lease
            
   51.     Limitations on powers of owner of leasehold scheme
            
   52.     Content and form of strata lease
            
   53.     Amendment of strata lease
            
   54.     Enforcement of strata lease
            
   55.     Contracting out prohibited

   PART 5 -- Registration and land titles

           Division 1 -- Schemes and amendment of schemes  

   56.     Application for registration
            
   57.     Effect of registration
            
   58.     Registration process
            
   59.     No presumption of validity of scheme by-laws

           Division 2 -- Re-entry or surrender of strata leases  

   60.     Notice and registration

           Division 3 -- Statutory easements  

   61.     Easement for support, shelter and projections -- lot
            
   62.     Easement for support, shelter and projections -- common property
            
   63.     Utility service easement
            
   64.     Common property (utility and sustainability infrastructure) easement
            
   65.     Entry under statutory easement
            
   66.     Rectification of damage

           Division 4 -- Rates, taxes and charges  

   67.     Registrar of Titles to deliver copies of plans
            
   68.     Particulars on plan to be conclusive for rating and taxing purposes
            
   69.     Rating for strata schemes
            
   70.     Rating for survey-strata schemes
            
   71.     Rating on gross rental value
            
   72.     Owner may seek a review of unimproved value of parcel
            
   73.     Land tax and metropolitan region improvement tax: strata schemes
            
   74.     Land tax and metropolitan region improvement tax: survey-strata schemes
            
   75.     Charges for water supplied
            
   76.     Water service charges under the Water Services Act 2012

   PART 6 -- Scheme developer  

   77.     First statutory general meeting
            
   78.     Key documents
            
   79.     Disclosure of remuneration and other benefits
            
   80.     Defects in scheme buildings or infrastructure
            
   81.     Contracting out prohibited

   PART 7 -- Lot owners and occupiers

           Division 1 -- General  

   82.     Offence to contravene restricted use condition
            
   83.     Use and enjoyment
            
   84.     Insurance for lot
            
   85.     Person to act for lot owner in certain circumstances

           Division 2 -- Structural alteration of lots  

   86.     Terms used in this Division
            
   87.     Structural alteration of lot in strata scheme
            
   88.     Structural alteration of lot in survey-strata scheme
            
   89.     Approvals and objections to structural alterations
            
   90.     Order dispensing with approval for structural alteration of lot

   PART 8 -- Strata company

           Division 1 -- Functions

              Subdivision 1 -- Property  

   91.     General duty
            
   92.     Temporary common property
            
   93.     Transactions affecting common property or parcel
            
   94.     Power of strata company to carry out work
            
   95.     Power of strata company to enter any part of parcel
            
   96.     Recovery of records, keys and property

              Subdivision 2 -- Insurance  

   97.     Required insurance
            
   98.     Notice to member of strata company
            
   99.     Member may obtain required insurance

              Subdivision 3 -- Financial management  

   100.    Administrative and reserve funds and contributions
            
   101.    Accounting records and statement of accounts
            
   102.    Budget

              Subdivision 4 -- Representation and judgment debts  

   103.    Strata company is representative of owners in proceedings

              Subdivision 5 -- Records and correspondence  

   104.    Records and correspondence
            
   105.    Roll to be kept by strata company
            
   106.    Address for service if no roll maintained in 2, 3, 4 or 5-lot scheme

              Subdivision 6 -- Provision of information  

   107.    Application by person with proper interest in information
            
   108.    Contact information
            
   109.    Inspection of material
            
   110.    Certificates
            
   111.    Legal professional privilege and defamation

              Subdivision 7 -- Miscellaneous powers  

   112.    Compliance with scheme by-laws
            
   113.    Enforcement of road laws
            
   114.    Enforcement of local laws
            
   115.    Power to terminate certain contracts for amenities or services
            
   116.    Powers of strata company generally

              Subdivision 8 -- Limitations  

   117.    Limitations on exercise of powers
            
   118.    Common seal and execution of documents

           Division 2 -- Objectives  

   119.    Objectives

           Division 3 -- Procedures

              Subdivision 1 -- Voting and resolutions  

   120.    Voting
            
   121.    Voting period
            
   122.    Counting of votes
            
   123.    Resolutions
            
   124.    Voting by proxy
            
   125.    Disqualification from voting as proxy
            
   126.    Exercise of voting power in certain cases

              Subdivision 2 -- Meetings of strata company  

   127.    Annual general meetings of strata company
            
   128.    Extraordinary general meetings of strata company
            
   129.    Notice requirements for all general meetings
            
   130.    Quorum at general meetings
            
   131.    Holding meetings remotely
            
   132.    Conducting business at general meetings
            
   133.    Resolutions of general meetings
            
   134.    Performance of restricted council functions in general meeting

           Division 4 -- Councils  

   135.    Functions and constitution of councils
            
   136.    Corporate body may be officer or council member
            
   137.    Council members: general duties and conflicts of interest

           Division 5 -- Miscellaneous  

   138.    Performance of council functions in general meeting if no council or quorum
            
   139.    Contract formalities
            
   140.    Special rules for 2, 3, 4 or 5-lot schemes
            
   141.    Protection from liability
            
   142.    Exclusion of Corporations Act

   PART 9 -- Strata managers  

   143.    Authorisation of functions of strata manager
            
   144.    Requirements to be met by strata manager
            
   145.    Strata management contracts: minimum requirements
            
   146.    General duties and conflict of interest
            
   147.    Disclosure of remuneration and other benefits
            
   148.    Operation of accounts
            
   149.    Accounting information
            
   150.    Audits
            
   151.    Termination of strata management contract
            
   152.    Return of records and other property
            
   153.    Provision of information about industry
            
   154.    Contracting out prohibited
            
   155.    Protection from liability

   PART 10 -- Protection of buyers  

   156.    Information to be given before contract
            
   157.    Information to be given after contract
            
   158.    Delay in settlement for failure to give information
            
   159.    Avoidance of contract for failure to give information
            
   160.    Avoidance of contract on notification of variation for material prejudice
            
   161.    Avoidance of contract for failure to disclose type 1 notifiable variation
            
   162.    Avoidance of contract for failure to disclose type 2 notifiable variation
            
   163.    Proposed lot contract
            
   164.    Avoidance of contract -- manner and effect
            
   165.    Contracting out prohibited

   PART 11 -- Variation of strata titles scheme by Tribunal

           Division 1 -- On damage or destruction  

   166.    Variation of strata scheme on damage or destruction of building

           Division 2 -- On compulsory acquisition  

   167.    Variation of strata scheme on taking
            
   168.    Variation of survey-strata scheme on taking
            
   169.    Acquiring authority to lodge redefining plan after partial taking

           Division 3 -- Notice of applications  

   170.    Notice of application for order under section 166, 167 or

   PART 12 -- Termination of strata titles scheme

           Division 1 -- Introduction  

   171.    Forms of termination

           Division 2 -- Expiry of leasehold scheme  

   172.    Notification of expiry

           Division 3 -- Termination proposal  

   173.    Proponent
            
   174.    Outline of termination proposal
            
   175.    Content of outline of termination proposal
            
   176.    Ordinary resolution and support of owner of leasehold scheme required to proceed further
            
   177.    Approval of plan of subdivision
            
   178.    Full proposal
            
   178A.   Reference of full proposal to independent advocate
            
   179.    Content of full proposal
            
   180.    Support of owner of leasehold scheme required
            
   181.    Meetings and submissions
            
   182.    Vote
            
   183.    Confirmation of termination resolution by Tribunal
            
   184.    Endorsement of subdivision approval on plan
            
   185.    Application for termination of scheme
            
   186.    Withdrawal of termination proposal
            
   187.    Notice that termination proposal cannot proceed further
            
   188.    Notices received by Registrar of Titles
            
   189.    Costs of process
            
   190.    Arrangements for independent advice or representation for owners

           Division 4 -- Termination by single owner  

   191.    Application for termination by single owner

           Division 5 -- Directions for winding up of strata company  

   192.    Order for directions about winding up of strata company

           Division 6 -- Notice, application and registration process  

   193.    Notice of expiry or application for termination of scheme
            
   194.    Registration process for termination of scheme
            
   195.    Effect of termination of scheme

           Division 7 -- Termination on compulsory acquisition  

   196.    Termination on compulsory acquisition

   PART 13 -- Tribunal proceedings  

   197.    Scheme disputes
            
   198.    Procedure
            
   199.    Declarations
            
   200.    Orders
            
   201.    Interim orders
            
   202.    Decision not to make order or declaration
            
   203.    Certain powers only exercisable by judicial member or legally qualified member
            
   204.    Limitations on orders
            
   205.    Administrator of strata company
            
   206.    Contributions for money payable by strata company
            
   207.    Enforcement of order to act
            
   208.    Order overrides existing scheme by-laws
            
   209.    Original jurisdiction
            
   210.    Internal review of order or declaration

   PART 14 -- Miscellaneous  

   211.    Other rights and remedies not affected by this Act
            
   212.    Caravan and camping areas not to be subdivided
            
   213.    Dividing fences
            
   214.    Internal fencing
            
   215.    Address for service
            
   216.    Service of documents on strata company, owners and others
            
   217.    Powers of entry under written laws
            
   218.    Correction of errors by Registrar of Titles
            
   219.    Delegation by Commissioner of Titles
            
   220.    Delegation by Registrar of Titles
            
   221.    Money received by Registrar of Titles
            
   222.    Disposition statement
            
   223.    Requirements under Transfer of Land Act
            
   224.    Regulations
            
   225.    Certain prescribed fees may exceed cost recovery
            
   226.    Expiry of section
            
   227.     Review of this Act
            
   228.    Transitionals and savings: 3, 4 and
           SCHEDULE 1 -- Governance by-laws  
           SCHEDULE 2 -- Conduct by-laws  
           SCHEDULE 2A -- Special provisions for single tier strata schemes
           SCHEDULE 3 -- Transitional and savings provisions for transition from Strata Titles Act 1966 to this Act  
           SCHEDULE 4 -- Transitional provisions for the Strata Titles Amendment Act 1995 for by-laws of strata companies other than companies to which Schedule 3 applies  
           SCHEDULE 5 -- Transitional provisions for Strata Titles Amendment Act 2018  


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