Strata Committee Compliance Guide 2026: What You Must Know
Table of Contents
- Owners Corporation Committee Responsibilities Victoria: What the Law Requires
- Strata Committee Meeting Agenda Template and Decision-Making Best Practices
- Owners Corporation Compliance Checklist: Your 2026 Action Plan
- Frequently Asked Questions
Last Updated: 13 October 2026
Owners Corporation Committee Responsibilities Victoria: What the Law Requires
A strata committee compliance guide in 2026 starts with one uncomfortable fact: most committee members are volunteers who have accidentally taken on legal duties. Under the Owners Corporations Act 2006 (Vic), committee members must act honestly, exercise due care and diligence, and avoid conflicts of interest. This guide from Top Owners Corporation Solutions (TOCS) breaks down what that means in practice.
The Act sets the framework. Consumer Affairs Victoria guidance on owners corporation committees confirms that committees can only exercise powers the owners corporation has delegated to them, and those delegations must be recorded properly.
What most guides miss is that liability follows the decision, not the meeting. A committee that approves unbudgeted spending without a resolution on record creates exposure for every member who voted in favour.
Never approve spending outside the delegated limit, even verbally. If a resolution isn’t minuted, the committee has no evidence it was authorised, and members can be personally exposed.
| Duty | What It Requires | Common Failure |
|---|---|---|
| Act honestly | Disclose conflicts before voting | Voting on a contract with a related party |
| Due care | Read documents before approving | Rubber-stamping manager recommendations |
| Avoid conflicts | Declare interests in the register | Forgetting to update the register |
Strata Committee Meeting Agenda Template and Decision-Making Best Practices
A compliant agenda is your best defence. Every meeting should open with conflict declarations, confirm the previous minutes, and work through a standing order of business before any new items.
Use this structure:
- Confirm quorum and apologies
- Declare any conflicts of interest
- Confirm previous minutes
- Financial report and levy status
- Maintenance and defect items
- Delegated decisions requiring ratification
- Correspondence and action items
- Next meeting date
Decision-making best practice comes down to one rule: document the reasoning, not just the outcome. Minutes should record what was considered, what alternatives existed, and why the committee chose one path.
Owners Corporation Compliance Checklist: Your 2026 Action Plan
Work through this checklist quarterly. It is the simplest way to stay ahead of your owners corporation compliance obligations.
- Review the delegation register and current limits
- Confirm the conflict of interest register is current
- Check that insurance is adequate and current
- Verify the maintenance plan is being followed
- Confirm financial records are available to owners on request
- Review any outstanding complaints or disputes
That is the whole system. Boring, repetitive, and effective. Committees that run this checklist every quarter rarely find themselves defending a decision they cannot explain.
Frequently Asked Questions
What are the main compliance responsibilities of a strata committee?
A strata committee must ensure the owners corporation meets its legal duties under Victorian legislation. This includes maintaining common property, managing finances, holding insurance, keeping records, and complying with health and safety obligations. Committee members should review the Owners Corporations Act 2006 (Vic) requirements regularly and confirm that all statutory deadlines are met. If a committee is unsure whether it is meeting its obligations, a compliance checklist and professional advice can help identify gaps before they become disputes.
What records should an owners corporation committee keep?
Committees should keep accurate records of all meetings, decisions, financial transactions, insurance policies, maintenance schedules, and correspondence. Minutes must be recorded for every committee meeting and made available to owners on request. Financial records, including levy notices and expenditure, should be retained for at least seven years. Good record-keeping supports transparency and helps demonstrate compliance if a dispute arises or if the committee is asked to account for its decisions.
How should a strata committee make and record decisions?
Decisions should be made at properly convened meetings with a quorum present. Each motion should be clearly stated, discussed, and voted on, with the outcome recorded in the minutes. Best practice includes noting who voted for and against each motion, and any conflicts of interest declared. Decisions should be consistent with the owners corporation’s rules and the Owners Corporations Act 2006 (Vic). If a decision requires a special resolution, the committee must follow the correct process and document it fully.
Committee compliance fails quietly, then all at once, usually the moment a dispute lands on your desk. Top Owners Corporation Solutions (TOCS) supports Victorian committees with administrative and compliance management, including Owners Corporation transition support when a developer-appointed manager hands over. If your committee needs that structure in place, request a proposal and we will map out exactly where your current process is exposed.