Decisions regarding any issues for the scheme are made in meetings of the Owners Corporation.  There are a number of different types of meetings held and these are discussed in detail on the Meetings page.

As the task of maintaining a strata scheme can be quite involved and complex, due to the increasing amount of compliance and legislative issues that make up Strata Title, the Owners Corporation usually engages the services of a professional Strata Managing Agent who is trained specifically for handling these tasks.  The days of a Strata Managing Agent having to "just send out a few levy notices and balance the books" are long gone.  This is especially so for the medium-to-large sized schemes which have a whole lot of other complex situations to deal with.

Obviously, and especially with any strata schemes over 5 lots, it's usually not practical or workable to have EVERY owner involved directly in EVERY issue that arises.  While the really big and important issues may require all owners to be involved there are others that don't.  Things like "was the grass cut this week?" or "We need to get an electrician out to fix the problem with the intercomm".  To avoid overly complicating things the Owners Corporation elects an Executive Committee to oversee these day-to-day administration-type issues for the scheme.  These 'elected owners' generally liaise closely with the contracted strata managing agent.

When does the Owners Corporation commence?
The Owners Corporation comes into existence when the strata plan is registered at the NSW Dept of Lands.

What happens after registration of the strata plan?
After registration of the strata plan and during the initial period, the original owner has certain obligations and responsibilities.

• insurances
• levy contributions
• election of Executive Committee
• restricted matters
• by-laws
• managing agent
• accounting records
• appointment of auditor

NOTE:  If the original owner still owns 50% or more of the aggregate unit entitlement and a vote by special resolution or poll is requested, the value of the original owner's vote can be reduced to 1/3 of his unit entitlement in order to ensure a much 'fairer' vote.

If the original owner fails to hold the First Annual General Meeting, the Strata Schemes Office adjudicator must appoint a person to hold that meeting.  The original owner could also be fined for not complying with the act.