Understanding your strata council of owners 

If you own or live in a strata property, many decisions about your building are made by the council of owners.

This is the group of owners elected to oversee the day-to-day running of the strata scheme, from budgets and by laws to maintenance and working with the strata manager.

Understanding what the council does can help you know what to expect and how to get involved.

Your questions about strata councils answered

What is a council of owners? 

It is a group of elected lot owners who manage the strata scheme on behalf of everyone. 

They make decisions on insurance, maintenance, by laws and other matters that affect the complex. They are the elected representatives responsible for the day-to-day governance and operation of the property.

A council helps keep day-to-day decisions moving, so every owner doesn’t need to vote on every small matter.

What are their main responsibilities? 

The council handles several key areas: 

• Governance: Ensuring the scheme complies with the law and manages its finances. 
• Enforcement: Upholding the by laws and house rules. 
• Financial management: Arranging insurance, overseeing budgets and dealing with unpaid levies. 
• Communication: Keeping owners informed and working with the strata manager.
• Management and administration: Includes supervising the strata manager and overseeing repairs and maintenance of common property. 

Councils usually appoint a chairperson, secretary and treasurer to help organise meetings, keep records and manage financial tasks.

How is the council formed? 

Members are elected by owners at the Annual General Meeting (AGM). Any owner can nominate, either beforehand or at the meeting. 

If there are more nominees than positions, a ballot is held. The number of council members varies depending on the size of the scheme and the by-laws.

What is the role of the strata manager? 

A council can appoint a strata manager to help with the day-to-day work that keeps the scheme running smoothly. This often includes organising repairs, preparing budgets, managing records, arranging insurance and helping owners with practical questions.

Strata managers bring professional knowledge and consistency to the scheme, and they must meet education, insurance and conduct requirements under WA strata law.

They act on the decisions made by the council, while the council remains responsible for those decisions.

Source: Landgate

Do council members have to follow any rules? 

Yes. Members must act in good faith and put the strata company’s interests ahead of their own. WA’s strata laws also set out duties for council members, such as acting honestly and with reasonable care.

They should declare any conflicts of interest and follow the decision making processes set out in the legislation and by laws.

How are disputes handled? 

The council often helps resolve issues between owners, whether it is noise, parking, pets or common property questions. If a matter cannot be resolved, it may be dealt with through the Strata Titles Act 1985 dispute processes.

Why does a good council matter? 

A balanced and proactive council can help keep fees stable, plan ahead for maintenance and reduce the chance of disputes. Clear communication and timely decisions make life easier for all owners and residents.

Live in strata, or thinking of moving into a strata complex? Landgate’s WA Strata Living Guide covers everything from by-laws and meetings to renovations and dispute processes, and is a useful resource for anyone living in, or considering, a strata property.