At a Glance
- NSW is partway through the biggest modernisation of strata law in a decade, with reforms to the Strata Schemes Management Act 2015 rolled out in stages from 1 July 2025.
- Three phases have commenced so far: 1 July 2025, 27 October 2025 and 1 April 2026, with further changes still to come.
- From 1 April 2026, 10-year capital works fund plans must use a standard form, initial maintenance schedules for new schemes must be independently certified for multi-storey buildings, and strata information certificates must include embedded network details.
- Mandatory strata committee training has been legislated but does not yet have a commencement date.
- Existing schemes generally transition at their next plan review or renewal — most committees don’t need to act immediately, but it helps to know which changes apply to your building.
If you’ve heard that strata laws in NSW have changed but aren’t sure what actually applies to your building, you’re not alone. The reforms have arrived in stages over the past year, and it can be hard to tell which changes matter for your scheme, which are still on the way, and what your committee needs to do about them.
This guide brings the whole timeline together in one place. What changed, when, and what it means for owners and committees.
Why Strata Laws Are Changing in NSW
NSW is partway through the biggest modernisation of strata law in a decade: a staged program of amendments to the Strata Schemes Management Act 2015. The reforms are built around three themes: transparency, financial accountability, and better protection for people buying into strata.
It matters because strata is how a significant share of the state lives. NSW Fair Trading puts the number of strata schemes at more than 84,000, and more than 1.2 million people across NSW call a strata property home. The rules that govern those buildings shape everything from how levies are set to how repairs are planned and paid for.
Rather than changing everything at once, the government has introduced the reforms in phases, which is why you may have seen strata headlines at several different points over the past year. Here’s how the timeline fits together.
The 2026 Reform Timeline
The first phase commenced on 1 July 2025, the second on 27 October 2025, and the third on 1 April 2026. Further changes, including mandatory strata committee training, have been legislated but do not yet have a confirmed start date.
The table below shows each phase at a glance. The sections that follow explain the changes in more detail, starting with the most recent.
Date | What changed |
1 July 2025 | Sustainability measures made easier to approve, accessibility improvements, simpler minor renovation approvals, stricter developer accountability, and protections around utility contracts |
27 October 2025 | Expanded building manager duties, disclosure of benefits and conflicts of interest, standardised payment plans for overdue levies, and stronger NSW Fair Trading enforcement powers |
1 April 2026 | Standard-form 10-year capital works fund plans, prescribed initial maintenance schedules with independent certification for new multi-storey schemes, and embedded network details in strata information certificates |
Still to come | Mandatory strata committee training and embedded network disclosure in contracts of sale — commencement dates yet to be announced |
What Changed on 1 April 2026
The 1 April 2026 changes are the most recent to commence, and it centres on financial planning and disclosure. We’ve unpacked these fully in our detailed guide to the 1 April 2026 changes, here’s a summary of the three headline changes and what each one means in practice.
Standardised 10-year capital works fund plan forms
Every owners corporation in NSW is required to maintain a 10-year plan for anticipated major works; things like roof replacement, repainting, or lift upgrades. From 1 April 2026, these plans must be prepared using a standard form prescribed by the regulations.
The aim is consistency. When every scheme’s plan follows the same structure, it’s easier for owners to understand what’s being planned and budgeted, easier for committees to review, and easier for buyers to compare buildings. A well-prepared plan also supports steadier levies over time, because major expenses are anticipated and saved for gradually rather than arriving as a surprise special levy.
If your scheme already has a plan in place, there’s no need to rush. Existing schemes generally move to the new form when their plan is next reviewed or replaced, not immediately. If you’d like a refresher on how the 10-year cycle works and what a healthy plan looks like, our guide to what goes into a capital works fund plan walks through it.
Initial maintenance schedules for new schemes
When a new strata scheme is established, the developer must hand over an initial maintenance schedule, the document that sets out how the building and its systems should be maintained in those crucial early years. From 1 April 2026, this schedule must be prepared using a prescribed form.
For new multi-storey schemes, there’s an extra layer of assurance: an independent surveyor must certify both the initial maintenance schedule and the initial levy estimates, and this material must be provided at least 14 days before the scheme’s first annual general meeting.
The intent is simple, new owners should start out with realistic maintenance expectations and levies that reflect what the building will actually cost to look after, rather than discovering shortfalls a few years in. The early years set the tone for a building’s whole maintenance history, so getting the schedule and the budget right from the first AGM makes a real difference down the track.
Embedded network details in strata information certificates
Some strata buildings supply utilities like electricity or hot water through an embedded network, a privately operated arrangement that sits between the utility provider and individual lots. These arrangements can affect what residents pay and what options they have, so from 1 April 2026, embedded network details must be included in the strata information certificate (Section 184).
For buyers, this means a clearer picture of a building’s utility arrangements before exchange, rather than after settlement. For committees, it’s worth confirming whether your scheme has an embedded network and making sure the details are on hand, so certificates can be issued promptly when owners sell. If you’re weighing up a purchase, it’s worth understanding what a Section 184 certificate tells you, the embedded network disclosure is one of several useful things it now covers.
What’s Still to Come
Two further changes have been legislated but haven’t yet commenced.
The first is mandatory training for strata committee members. This has been written into the legislation, but the commencement date hasn’t been announced — NSW Fair Trading will confirm the timing and the details of what the training involves. Committees don’t need to do anything yet; when a date is set, there will be clear lead time to prepare, and your strata manager should let you know what applies.
The second is embedded network disclosure in contracts of sale. Alongside the certificate changes that commenced in April, conveyancing law changes are expected to require exclusive utility supply arrangements to be disclosed in the contract when a property is sold. Again, the details and dates are still to be confirmed.
We’ll keep this page updated as commencement dates are announced, so it stays a reliable reference point for your committee.
A Quick Recap of the 2025 Changes
If you’re catching up on the earlier stages, here’s what they covered.
From 1 July 2025, the focus was on day-to-day fairness and flexibility. Sustainability measures such as solar became easier for schemes to approve, accessibility infrastructure got a simpler pathway, minor renovation approvals were streamlined, developer accountability rules were strengthened, and new protections were introduced around utility contracts and unfair contract terms.
From 27 October 2025, the focus shifted to accountability. Building manager roles were more clearly defined, with expanded duties around safety, repair and maintenance, and acting in the scheme’s best interests. Disclosure requirements around benefits and conflicts of interest were strengthened. A standardised payment plan form was introduced for owners with overdue levies, levy notices now include financial hardship information, and NSW Fair Trading received stronger enforcement powers.
Together, the 2025 changes set the groundwork; the 2026 changes build on them with a stronger focus on financial planning and disclosure.
What Your Committee Can Do Now
None of this needs to feel like homework. For most committees, staying on top of the reforms comes down to a few practical steps:
- Check when your capital works fund plan is next due for review. That’s the natural moment your scheme moves to the new standard form, knowing the date means no surprises.
- Confirm which changes apply to your scheme’s situation. A two-lot scheme, an established apartment building and a brand-new development are affected quite differently.
- Keep records and documentation in good order ahead of your AGM. Well-kept minutes, plans and financial records make every compliance step easier.
- Watch for the committee training announcement. Nothing to action yet, just worth knowing it’s coming so it doesn’t catch anyone off guard.
- Talk to your strata manager if anything is unclear. A five-minute conversation is usually all it takes to confirm what applies to your building and what can wait.
How Jamesons Helps Schemes Through Legislative Change
Legislative change is a normal part of strata life, and helping schemes through it calmly is part of what a good strata manager does. Our strata management services include proactive compliance support — we track commencement dates, update scheme documents to the new requirements as they fall due, and make sure committees know what applies to their building well before any deadline arrives.
Talk to Jamesons
We’ve been managing strata in NSW for more than 60 years, which means we’ve steered schemes through every major reform since the 1960s. If your committee would like a hand making, get in touch with our team today.
Frequently Asked Questions
When do the NSW strata law changes start?
When do the NSW strata law changes start?
The changes are commencing in stages. The first tranche started on 1 July 2025, the second on 27 October 2025, and the third on 1 April 2026. Some measures, including mandatory strata committee training, have been legislated but do not yet have a confirmed commencement date.
Do we need to redo our capital works fund plan straight away?
Do we need to redo our capital works fund plan straight away?
Generally, no. Schemes with an existing 10-year capital works fund plan typically move to the new standard form when the plan is next reviewed or replaced, rather than immediately. Your strata manager can confirm when your scheme’s plan is next due.
What is an embedded network?
What is an embedded network?
An embedded network is a privately operated arrangement within a building that supplies utilities — commonly electricity or hot water — to individual lots. From 1 April 2026, details of any embedded network must be included in a scheme’s strata information certificate (Section 184).
Do the 2026 changes apply to existing strata schemes?
Do the 2026 changes apply to existing strata schemes?
Some do and some don’t. The standard-form capital works fund plan applies to all schemes as their plans come up for review or replacement, and the embedded network disclosure applies to any scheme with such an arrangement. The initial maintenance schedule and surveyor certification requirements apply to new schemes.
When does mandatory strata committee training start?
When does mandatory strata committee training start?
A commencement date has not yet been announced. The requirement has been legislated, and NSW Fair Trading will confirm the timing and details. Committees don’t need to take any action until a date is set.
Where can I check the official details of the changes?
Where can I check the official details of the changes?
NSW Fair Trading maintains an up-to-date summary of the strata law changes and their commencement dates on the NSW Government website. Your strata manager can also confirm how any particular change applies to your scheme.
