Strata management is the professional oversight of strata-titled properties in Western Australia.

It supports the Strata Company in meeting its legal, financial and operational responsibilities, while helping owners manage shared property, shared costs and collective decision-making.

A Strata Company is the legal body automatically formed by all owners within a strata scheme.

The Strata Company is collectively responsible for managing common property and making decisions that affect the building as a whole.

The Council of Owners are a group of owners elected at the Annual General Meeting to represent the Strata Company.

Between general meetings, the Council of Owners works alongside Apogee Strata to make day-to-day decisions on behalf of all owners.

Apogee Strata supports the Strata Company and the elected Council of Owners with the day-to-day running of the scheme; collecting levies, arranging repairs, coordinating insurance, maintaining records, running meetings, and ensuring the scheme meets its legal obligations in accordance with the Strata Titles Act.

Changing Strata Managers is generally a responsibility of the Council of Owners. Owners can also direct a change with a majority vote at a general meeting.

If your scheme is considering making a change, Apogee Strata welcomes the opportunity to discuss how we can better meet your needs — or to assist with a smooth transition if required.

Common property covers all areas shared by owners as depicted by the strata plan. This may include: roofs, external walls, foyers, stairwells, lifts, gardens, shared plumbing, wiring and drainage. The Strata Company is responsible for its upkeep, with Apogee Strata coordinating required maintenance and repairs of the common property.

The Strata Company is generally responsible for repairing and maintaining common property. Lot owners are responsible for everything within their own lot, unless the problem originates from or involves common property. Apogee Strata can help clarify responsibility when issues arise.

Strata levies are regular contributions paid by owners to fund the running of the scheme. They typically cover maintenance, cleaning, insurance, utilities, Apogee Strata’s management fees, and future capital works.

Levy contributions are generally paid quarterly in advance. The payment schedule is determined annually by the Strata Company and set out in the levy notices issued by Apogee Strata on its behalf.

Unpaid levy contributions attract interest at 11% per annum, as prescribed by the Strata Titles Act 1985 (WA) and the Strata Titles (General) Regulations 2019 (WA).

Any interest recovered is paid into the Strata Company’s funds. Apogee Strata does not receive any financial benefit from these interest charges.

Unit entitlement determines each strata owners proportional share in common property, voting rights, and liability for scheme levies.

Units of Entitlement are certified by a licensed valuer and approved by Landgate before a strata scheme is registered and are based on the relative capital value of each lot, or for survey-strata calculated on the unimproved site value.

You can find the units of entitlement assigned to each strata lot on the strata plan.

A reserve fund is a separate fund established to accumulate money for the future repair, replacement and renewal of common property, as well as capital improvements.

Examples include roof replacement, lift upgrades, external painting and major structural repairs.

Apogee Strata recommends that all strata companies maintain an adequate Reserve Fund balance to assist them in meeting their obligations under the Strata Titles Act 1985 (WA) to repair and maintain common property. A well-funded Reserve Fund also reduces the likelihood of owners needing to contribute significant Special Levies when major expenditure arises.

Amendments to the Strata Titles Act 1985 (WA), which came into effect on 1 May 2020, require designated Strata Companies to establish a Reserve Fund and secure a 10 Year Plan to inform maintenance and levy decisions as well as improve buyer understanding.

A designated Strata Company includes:

a scheme comprising 10 or more lots;
a scheme with a building replacement value exceeding $5 million; or
a survey-strata scheme where improvements to the common property have a replacement value exceeding $5 million.

Apogee Strata supports the Strata Company in understanding and complying with the new legal requirements.

A special levy is a one-off charge raised by the Strata Company when existing funds are insufficient to cover an unexpected or significant expense, such as urgent repairs or unplanned major works. Apogee Strata will guide the Strata Company through the process if a special levy becomes necessary.

Yes, but most renovations require approval from the Strata Company (all Owners) or Council of Owners first, particularly where they affect common property, the building structure or waterproofing.

Contact Apogee Strata before starting any works to confirm what approvals are needed.  Alterations of a structural nature require the approval of the Strata Company.

Under the bylaws, owners must ensure they maintain the same styles and standards to ensure compliance with the bylaws. A change of this nature must therefore receive the support of the Strata Company.

Strata Companies, if they have available space, may choose to allocate an area for visitor parking and adopt a bylaw to govern its use.

Blanket pet bans are generally not permitted in WA. Strata schemes can set reasonable conditions through by-laws, and owners may need to seek approval before keeping a pet. Under the standard bylaws, a strata company can request the removal of a nuisance pet.  Apogee Strata can advise on your scheme’s specific by-laws.

Yes. A Strata Company can face legal action if it fails to meet its obligations, such as maintaining common property, managing safety risks, or complying with legislative requirements.

Apogee Strata can assist Strata Companies to understand and meet their obligations, helping to minimise risk and support sound governance.

Investing in proactive management, dispute resolution and mediation can often prevent matters from escalating into costly legal proceedings, and we are here to support you every step of the way.

The Council is elected annually.  Owners who are financial at the time of the meeting may nominate themselves or another eligible owner for election to the Council of Owners, subject to the Strata Titles Act 1985 (WA) and the scheme by-laws. All nominations must be accepted by the nominee.

Where a lot is jointly owned, only one co-owner may be elected to the Council of Owners and must be nominated by the other co-owner. Where a lot is owned by a company, the company must authorise one representative to stand for election.

The Council provides direction and makes decisions on strata matters, while working alongside the strata manager and other professional advisers to support the day-to-day operation of the scheme.

A well-functioning Council works collaboratively, communicates respectfully and focuses on outcomes that benefit the Strata Company as a whole. A productive working relationship between the Council, strata manager and contractors supports efficient management, forward planning and timely decision-making.

In accordance with the Strata Titles Act 1985 (WA), the Council’s responsibilities include:

• Providing instructions to the strata manager.
• Engaging and overseeing contractors and service providers.
• Assisting contractors by facilitating site access and responding to onsite queries where required.
• Overseeing the repair, maintenance and management of common property.
• Supporting the Strata Company in meeting its obligations under the Strata Titles Act 1985 (WA) and the scheme by-laws.
• Overseeing compliance with the scheme’s governance and conduct by-laws.

Apogee Strata provides professional guidance, administration and practical support to assist the Council in carrying out these responsibilities.

Following each Annual General Meeting, the Council of Owners must elect its Office Bearers. The role of Chairperson is mandatory, while the Council may also elect a Secretary and Treasurer.

• Chairperson – Leads the Council, presides over meetings and provides instructions to the strata manager on behalf of the Council.
• Secretary – Assists with coordinating Council meetings, correspondence and Council records.
• Treasurer – Oversees the Strata Company’s financial matters, including budgets and expenditure.

Apogee Strata provides administrative support to all Office Bearers, helping the Council fulfil its responsibilities efficiently and effectively.

Apogee Strata recommends the following to assist the Council in operating efficiently and supporting effective decision-making:

• Hold regular Council meetings and record decisions in meeting minutes to provide a clear record of discussions, resolutions and instructions. Apogee Strata can provide meeting templates or prepare Council minutes on the Council’s behalf.
• Appoint a primary contractor liaison and site contact to coordinate site access, respond to contractor enquiries and facilitate maintenance works. This role is often undertaken by the Council member nominated as the Strata Representative under the management agreement with Apogee Strata.

A Council member who wishes to resign should provide written notice to the strata manager or Chairperson.

Where a Council member sells their lot, they should notify the Council or strata manager as soon as practicable.

When a vacancy arises, the remaining Council members may appoint another eligible owner to fill the position until the next Annual General Meeting.