At a Glance
This guide explains what a Section 184 Certificate includes, why it’s essential when buying or selling a strata property in NSW, who can request it, and how to obtain one through your strata manager. It also outlines certificate fees, typical timeframes, and what the document reveals about levies, by-laws, and the financial position of the scheme.
How to Get a Section 184 Certificate in NSW
If you’re purchasing a strata property in NSW, one of the key documents your conveyancer or solicitor will request is a Section 184 Certificate (previously known as a Section 109 Certificate).
This certificate provides a clear snapshot of the strata scheme’s financial and administrative health. It helps you confirm whether levies are up to date, whether there are special levies on the horizon, and whether the building has any financial or legal risks you should be aware of before settlement.
Below is a simple guide to what a Section 184 Certificate includes, who can request one, and how to obtain it quickly.
What Is a Section 184 Certificate?
A Section 184 Certificate is an official document issued by the Owners Corporation under the Strata Schemes Management Act 2015.
It provides key financial and administrative information about both:
- The individual lot, and
- The strata scheme as a whole
Buyers rely on it to understand:
- Current levies
- Outstanding payments
- Upcoming special levies
- By-laws
- Financial statements
- Other important scheme information
It helps ensure there are no surprises after settlement.
Who Can Request a Section 184 Certificate?
A Section 184 Certificate can be requested by:
- The lot owner
- A mortgagee
- A prospective buyer
- A buyer’s conveyancer or solicitor
- A mortgagee’s representative
Most commonly, your conveyancer or solicitor will request the certificate on your behalf as part of the property purchase process.
What Information Does a Section 184 Certificate Include?
A valid Section 184 Certificate will provide:
For the individual lot
- Current owner’s name
- Whether levies are paid up to date
- Any outstanding contributions, interest or recovery actions
- Any notices or legal matters involving the lot
Information About the Strata Scheme
- Current quarterly levies for the administrative and capital works funds
- Any special levies raised or approved
- The scheme’s by-laws
- Insurance policies and coverage details
- The strata manager’s contact details
- Any ongoing legal proceedings
- Financial accounts and relevant resolutions
If you’d like to read more about how levies work, find out more here.
How Do You Request a Section 184 Certificate?
Your solicitor, conveyancer or you can fill out this form and pay the applicable fee.
The fees for a Section 184 Certificate are set by NSW legislation and updated periodically. There is usually a standard fee and an additional fee if you need the certificate urgently.
The Section 184 Certificate will be issued in writing (usually via email) and will include all information required under the Act.
How Long Does It Take to Receive a Section 184 Certificate?
- Standard processing: Up to 10 business days
- Urgent processing: Within 3 business days
If you have a settlement deadline approaching, please reach out to our customer care team (customercare@jamesons.com.au) and let them know your time frame so we can do our best to expedite it for you.
Do You Need a Section 184 Certificate When Selling Your Lot?
It’s not mandatory for sellers, but providing an up-to-date certificate can help avoid delays.
Most buyers’ solicitors will request one regardless, so supplying it early often speeds up the conveyancing process.
Can You Get a Section 184 Certificate for a Self-Managed Scheme?
Yes. In self-managed strata schemes, the Secretary or Treasurer of the Owners Corporation is responsible for preparing and issuing the certificate. The same legislative requirements and fees apply.
What Happens If the Strata Scheme Fails to Provide the Certificate?
Once a valid request and payment are received, the Owners Corporation is legally required to issue the certificate.
If it isn’t provided within a reasonable timeframe, follow up with the strata manager or the committee.
Need Help Requesting a Section 184 Certificate?
If you’re buying, selling or preparing documents for settlement, our team can make the process easy. We’ll guide you through the request, issue the certificate promptly and help you understand what the information means.
FInd out more here https://jamesons.com.au/request-certificate/
