The Ultimate Guide to the NSW Strata Reforms (2026)

NSW strata law changed on April 1, 2026.

Three new rules came into effect that day. They affect owners corporations, building managers, strata managers, and developers across the state.

This guide covers what changed, what it means for your building, and what you need to do now.

What Changed on April 1, 2026?

Three things changed:

1. Capital works fund plans now require a government standard form
2. Developers must certify their initial maintenance schedules independently
3. Strata information certificates must now include embedded network and compliance data

These are part of a broader package of reforms under the Strata Schemes Legislation Amendment Act 2025 (NSW) No 14, which amends the Strata Schemes Management Act 2015 (the SSMA). These three changes are the ones that started April 1, 2026.

Here is what each one means.

Change 1: Capital Works Fund Plans Got Stricter

A capital works fund plan is a 10-year maintenance plan for a building’s common property. It lists what work needs to be done and how much money needs to be saved to pay for it.

Before April 1, owners corporations could lump maintenance into broad categories. A line item called “General Repairs” could cover pumps, fans, waterproofing, cladding, and a dozen other assets. That changed on April 1.

What changed: When an owners corporation revises or replaces its capital works fund plan, it must now use a government standard form. Section 80(4) of the SSMA now requires that a plan “must be in the form prescribed by the regulations” and include details of proposed work or maintenance, the timing and anticipated costs of any proposed work, and the source of funding. That form requires maintenance to be tracked asset by asset, not by bucket.

This is not a small shift. It changes what documentation looks like and what surveyors will accept.

Why this matters:

Surveyors are now gatekeepers. If a building cannot show specific maintenance history for each asset, a surveyor can refuse to certify the plan. No certification puts insurance at risk.

Insurers also use the NSW Strata Hub to check building health. Unknown history on a membrane or fire system is a red flag. It signals poor asset management. That can mean higher premiums or a refusal to insure.

There is also a legal exposure. Under section 106(5)–(6) of the SSMA, a lot owner may recover damages for breach of the owners corporation’s duty to maintain common property — and has up to 6 years from first becoming aware of the loss to bring that action. This was extended from 2 years as part of the same package of reforms. Without asset-level records, committees can be exposed for decisions made today.

The buildings that will feel this first are the ones tracking maintenance in spreadsheets, or not tracking it at all.

Which is why we built Onsite to track maintenance by specific asset — exactly what the new standard form requires.

Change 2: Developers Must Now Certify Maintenance Costs Before Handover

An Initial Maintenance Schedule (IMS) is the document a developer must hand over before the building’s first AGM. It outlines what maintenance the building will need and what levies should be set to cover it.

In the past, developers could keep initial levies artificially low to make apartments easier to sell. Then, after handover, levy shock hit. Residents found themselves paying far more than expected.

What changed:

Developers must now prepare the IMS using a government standard form. It must be delivered 14 days before the first AGM. For multi-storey schemes, an independent quantity surveyor must review and certify both the IMS and the levy estimates.

This removes the ability to lowball levy estimates without accountability. Developers who fail to comply face fines of up to $11,000 plus $220 per day.

What this means for building managers:

If you are taking on a new development, you should receive a certified IMS before the first AGM. If you do not receive one, flag it. You are entitled to it. It protects you and the committee.

What this means for strata committees:

At your first AGM, ask for the certified IMS. For multi-storey buildings, confirm it was reviewed by an independent quantity surveyor. This is your benchmark for the first years of the building’s life.

Change 3: Strata Information Certificates Got More Detailed

A strata information certificate (also called a Section 184 certificate) is the document buyers receive before purchasing a strata property. It covers levies, by-laws, and the financial health of the owners corporation.

Before April 1, the certificate covered the basics. Buyers had limited visibility into some things that matter most.

What must now be included:

Section 184(3)(h1)–(h2) of the SSMA now requires the certificate to state whether the scheme includes an “exclusive supply network” and, if so, the nature of the services it provides. The Act defines this as any arrangement where lot owners cannot freely choose an alternative supplier — sometimes referred to as an embedded network.

Beyond embedded networks, certificates must now also include:

• Orders and compliance actions: if the owners corporation is under any regulatory orders, including under Fair Trading’s power to enforce repair and maintenance, this must now appear on the certificate
• Meeting records: meetings held in the past 12 months and any upcoming meetings must now be disclosed

What this means for buyers:

Request the Section 184 certificate and read the embedded network section. An embedded network can lock residents into a single electricity, gas, or water provider. Some of these contracts last years. Know about them before you commit.

Check the compliance orders section too. If the building is under a regulatory order, it can affect insurance, levies, and the ability to sell later.

What this means for owners corporations:

Records must be current. Gaps in meeting records or incomplete compliance documentation will now show up on the certificate. Keep records clean now.

What These Changes Mean for You

If You Manage a Building

Your next capital works fund plan revision must be asset-specific. Not broad buckets. Specific assets.

Maintenance logs by asset are now the expected standard. Without digital records, you are exposed to surveyor refusal and insurer scrutiny.

If You Are on a Strata Committee

Ask for an updated capital works fund plan in the new standard form at your next AGM.

If your building is a new development, confirm you received a certified IMS before the first AGM. If you did not, raise it now.

If You Are Buying a Strata Property

Request the Section 184 certificate before you exchange. Read it carefully.

Check the embedded network section. Check whether the building is under any compliance orders.

Do not sign until you understand both.

If You Are a Developer

You must use the government-issued IMS form. It must be delivered 14 days before the first AGM.

Multi-storey projects require an independent quantity surveyor to certify the IMS and levy estimates. There is no workaround.

The Bottom Line

Three laws changed on April 1, 2026. All three require better records.

Buildings that track maintenance in broad buckets, spreadsheets, or someone’s head will struggle. Surveyors will ask for asset-level logs. Insurers will check the Strata Hub. Buyers will have more information than before.

Buildings with digital, asset-level records will be ready.

Onsite is the building’s memory. It tracks maintenance by asset, stores contractor records, and gives surveyors the evidence they need.

Book a demo and see if it’s a good fit for you →

Legislation Referenced

• Strata Schemes Management Act 2015 (NSW) No 50 — the principal Act governing strata in NSW
• Strata Schemes Legislation Amendment Act 2025 (NSW) No 14 — the amending Act introducing the April 1, 2026 reforms
• Strata Schemes Management Regulation 2016 (NSW) as amended by Strata Schemes Legislation Amendment Regulation 2025 (NSW) No 505 — prescribes the standard forms
• Section 80 SSMA — 10-year capital works fund plan requirements
• Section 106 SSMA — duty to maintain and repair common property; 6-year limitation for owner claims
• Section 184 SSMA — strata information certificates

Source: NSW Government — Guide to strata law changes for strata committees and owners (updated April 1, 2026)

Frequently Asked Questions

What are the NSW strata reforms?

The NSW Government has been updating strata law in stages since 2023. The April 1, 2026 changes are the most recent, introduced under the Strata Schemes Legislation Amendment Act 2025 (NSW). They focus on capital works fund plans, developer accountability, and strata information certificates.

What changed in NSW strata law on April 1, 2026?

Three things changed. A government standard form is now required for capital works fund plans when revised or replaced. Developers must use a standard form IMS and deliver it 14 days before the first AGM, with multi-storey schemes requiring independent certification. Strata information certificates must now include embedded network details, compliance orders, and meeting records.

What is a capital works fund plan?

A capital works fund plan (CWFP) is a 10-year plan for maintaining and replacing a building’s common property. It sets out what work needs to happen and how much money needs to be saved. Under section 80(4) of the SSMA, it must now use a government standard form when revised or replaced.

What is the new standard form for capital works fund plans?

The NSW Government has released a standard form that owners corporations must use when revising or replacing their plan. The form requires maintenance to be tracked by specific asset, not by broad category like “General Repairs.”

What is an Initial Maintenance Schedule (IMS)?

An IMS is a document developers must provide before the building’s first AGM. It outlines maintenance requirements and levy estimates. Under the April 1, 2026 changes, it must be prepared using a government standard form. Multi-storey schemes require a certified quantity surveyor to review and sign off.

What is a strata information certificate?

A strata information certificate (Section 184 certificate) is the document an owners corporation provides to buyers before a strata property sale. As of April 1, 2026, it must now include embedded network details, compliance orders, and meeting records.

What is an embedded network in strata?

An embedded network — referred to in the SSMA as an “exclusive supply network” — is an arrangement where residents can only buy electricity, gas, or water from one provider. The new Section 184 requirement means buyers must be told about these arrangements before they purchase.

Do these changes affect existing strata schemes?

Yes. The capital works fund plan standard form applies when existing schemes revise or replace their plan. The updated Section 184 certificate requirements apply to all strata transactions immediately.

What are the penalties for non-compliance?

Developers who fail to provide a certified IMS face fines of up to $11,000 plus $220 per day. Owners corporations that fail to provide a compliant strata information certificate within 14 days face a penalty of 5 penalty units.