If you own strata property in WA or you’re an interstate investor buying into the Perth market, understanding how WA’s framework operates is essential before making decisions about your scheme.
Strata management looks similar on the surface across Australia. There’s a governing body made up of all owners, a manager handling administration, levies to pay and common property to maintain. But each state and territory has built its own legislation independently, and the differences between them are more than cosmetic.
This guide focuses on what makes Western Australia’s strata framework distinct, what the key legislation requires, and what it means practically for owners and investors in WA.
Why strata laws differ across Australia
Strata title as a form of property ownership was first introduced in New South Wales in 1961. Every other state and territory subsequently developed its own legislation, which means there is no single national strata law in Australia.
Key areas that vary by state include the terminology used, how governing bodies are structured, financial planning requirements and the pathways available for resolving disputes. For interstate investors particularly, assuming that rules familiar from another state apply equally in WA is a common and potentially costly mistake.
One immediate example: what WA calls a strata company, NSW and Victoria call an owners corporation and Queensland calls a body corporate. Same concept, different names, and that’s before you get into the substantive legal differences.
How WA strata law is structured
Western Australia’s strata framework is governed by the Strata Titles Act 1985, which was significantly modernised through the Strata Titles Amendment Act 2018. Those changes came into full effect in May 2020 and represented the most substantial update to WA strata law in decades.
The legislation is administered by Landgate, WA’s land information authority. Disputes that cannot be resolved internally can be escalated to the State Administrative Tribunal (SAT).
The 2018 reforms introduced several significant changes:
New scheme types – The reforms created new strata tenure types, including community title schemes, enabling more complex multi-stage developments that weren’t well served by the previous framework.
Stronger pre-sale disclosure requirements – Sellers of strata lots are now required to provide buyers with a strata disclosure statement before settlement, covering levy amounts, outstanding debts, any planned special levies and recent meeting minutes.
Clearer scheme termination processes – The reforms established a structured pathway for terminating strata schemes, which had previously been extremely difficult to achieve in WA, even when all parties were in agreement.
The role of the council of owners in WA
In WA, day-to-day decision-making sits with the council of owners – a group of elected lot owners who act on behalf of the strata company between general meetings. The WA framework is specific about the council’s powers and obligations, and strata managers act in a support and advisory capacity rather than having independent decision-making authority unless it has been specifically delegated.
This means an engaged and informed council of owners is essential to a well-run scheme. If you’re stepping into a council role for the first time, understanding what you’re responsible for and what falls to the manager is important.
Our guide on the role of Perth strata managers for councils and committees covers this in detail.
Financial planning expectations in WA
WA strata schemes are required to maintain two separate funds: the administrative fund, which covers day-to-day operating expenses like insurance, cleaning and routine maintenance, and the reserve fund, which is set aside for major capital works such as roof replacements or structural repairs.
Both are funded through owner levies set at the annual general meeting. The 2018 reforms placed greater emphasis on forward-looking financial planning, and well-managed WA schemes now routinely prepare long-term maintenance plans to ensure the reserve fund is appropriately funded, reducing the risk of unexpected special levies down the track.
For a plain-language breakdown of how this works in practice, see our guides on strata levies in WA explained and how strata fees are calculated in Perth.
Manager licensing and accountability in WA
Strata managers operating in WA must hold a current licence, which creates a baseline of accountability. Managers must meet conduct standards, maintain trust accounts and are subject to disciplinary action for breaches. When comparing providers, confirming that a manager holds a current WA licence is a basic but important step.
You can verify licences and check for any complaints or disciplinary history through Consumer Protection WA.
What this means for buyers and investors coming from interstate
If you’re buying strata property in WA having previously owned in another state, there are a few practical things worth understanding before settlement.
- Review the disclosure statement carefully. WA’s pre-sale disclosure requirements mean you should receive key financial and governance information before you’re committed. Check levy amounts, any outstanding special levies and whether major works are planned.
- Read the registered by-laws. WA schemes vary significantly in the rules they operate under. Pet policies, renovation approvals, short-term letting restrictions and parking rules are all scheme-specific. Read the actual registered by-laws, not just a summary from the selling agent. Our article on strata by-laws every Perth resident should know is a useful starting point.
- Check the reserve fund balance. A healthy reserve fund means fewer surprises. A depleted one is a warning sign of either poor financial planning or deferred maintenance that will eventually need to be funded, potentially through a special levy on all owners.
- Understand who manages the scheme. Ask who the strata manager is, how responsive they are and when the last AGM was held. If the current manager isn’t performing well, the process for changing is more straightforward than many owners assume.
Finding the right strata management services in WA
Whether you’re an interstate investor new to WA’s framework or a long-term Perth owner looking for better management, the principles are the same. Look for a licensed manager who is responsive, financially transparent and proactively engaged with your scheme rather than simply reacting when things go wrong.
WA’s regulatory framework sets the minimum standard. Good strata management goes well beyond it, and the difference has a real impact on your property value, your levy costs and your day-to-day experience as an owner.
Need help navigating strata management in Western Australia?
Strata Manager Finder WA connects you with trusted strata managers in Perth that understands WA legislation inside out. Compare experienced providers and get a free quote today with confidence.
FAQs
Are strata management and strata laws in Perth very different from other states?
The core principles are similar across Australia, but WA has specific legislation and governance requirements that influence how schemes are managed. These differences often relate to financial planning, compliance and owner involvement.
Who makes decisions in a strata scheme in WA?
The strata company, made up of all owners, is responsible for decision-making. A strata management company provides support and administration but acts on the instructions of the strata company.
Do strata management services in WA include financial management?
Yes, most strata management services include levy administration, budgeting support and financial reporting, helping strata companies meet their obligations under WA legislation.
