FAQ · Self-managed strata guides
Self-managed strata in Victoria
Last reviewed: 25 Oct 2026
Victorian schemes are governed by the Owners Corporations Act 2006 and the Owners Corporations Regulations 2018. This page summarises common self-managed committee obligations — always check the current legislation and your plan of subdivision.
General information only — not legal advice. Rules vary by scheme size, module, and by-laws. Check the current legislation and seek professional advice for your situation.
Governing law
The Owners Corporations Act 2006 (Vic) sets out owners corporation powers, meetings, financial management, insurance, records, and dispute referral.
The Owners Corporations Regulations 2018 prescribe procedural details (for example voting manner and model rules).
Scheme size and tiers
The Act classifies owners corporations into five tiers by occupiable lots (with special cases for services-only and 2-lot subdivisions). Tier 1 is more than 100 occupiable lots; tier 5 is a 2-lot subdivision or a services-only owners corporation (s.7).
Tier affects committee, financial reporting, and maintenance-plan obligations — larger tiers generally face more prescriptive requirements.
Annual general meetings and notice
An annual general meeting must be held in any financial year in which the owners corporation receives or pays out money, and the time between AGMs must not exceed 15 months (s.69).
Written notice of an AGM must be given to each lot owner at least 14 days before the meeting and must include the agenda, financial statements, proposed budget, and other items listed in the Act (s.72).
Quorum and committee basics
A quorum for a general meeting is at least 50% of the total number of lots or, if that is not available, at least 50% of the total lot entitlement (s.77). Without a quorum the meeting may proceed, but resolutions are interim resolutions (s.78).
Owners corporations affecting 10 or more lots must elect a committee at each annual general meeting; those with fewer than 10 lots may choose to (s.100). A committee must have 3 to 7 members, or up to 12 if the owners corporation agrees by ordinary resolution (s.103). These rules are in Part 5 of the Act, as amended from 1 December 2021.
Levies, budgets, and records
The owners corporation may levy annual and extraordinary fees (Part 3, Division 1; s.23). Fee notices and recovery steps are also codified in the Act.
Financial records, statements, and audit rules depend on tier and whether fees are levied (s.33 and related provisions). The Act requires certain records to be kept and made available to lot owners on request.
Disputes
Disputes usually start with the owners corporation's internal complaints process under Part 10 of the Act (a written complaint, then a notice to rectify). Lot owners, occupiers and managers can also seek free dispute resolution from the Dispute Settlement Centre of Victoria (DSCV).
Unresolved owners corporation disputes can be taken to the Victorian Civil and Administrative Tribunal (VCAT) under Part 11 of the Act (ss.162–163).
How StrataBody helps
StrataBody supports Victorian committees with meetings and minutes, maintenance requests, documents, owner communications, the owner portal, and (on Pro) compliance schedules and financial workflows. Regulation-aware guidance in the app draws on your scheme’s jurisdiction settings — it is not legal advice.