From 1 April 2026, further reforms to NSW strata laws will commence. These changes strengthen developer accountability in new strata and community land schemes.
Strata managing agents and developers should review the upcoming requirements and ensure appropriate processes are in place before the changes take effect.
What is changing?
Currently, the original owner of a strata scheme (usually the developer) must prepare an Initial Maintenance Schedule (IMS) and provide it to the owner’s corporation at least 14 days before the first annual general meeting (AGM).
From 1 April 2026, developers will be required to:
- Prepare the IMS using the prescribed standard form. click here
Additional requirements for multi-storey schemes
A multi-storey scheme is one with three or more storeys above ground level, where at least one lot is located above another lot (for example, an apartment building).
For these schemes, developers must:
1. Engage an independent quantity surveyor
The independent surveyor must:
- Review and certify that the IMS has been prepared using the standard form
- Review the initial levy estimates prepared by the developer
- Certify that the proposed levy estimates for the administrative fund and capital works fund are sufficient to meet expected expenses for the 12 months following the first AGM (based on expenses provided by the developer)
The surveyor must be independent of the developer and must be either:
- A Certified Quantity Surveyor and member of the Australian Institute of Quantity Surveyors, or
- A Chartered Quantity Surveyor and member of the Royal Institution of Chartered Surveyors.
2. Provide evidence to the owner’s corporation
Developers must give evidence to the owner’s corporation at least 14 days before the first AGM confirming that the surveyor:
- Has certified the IMS was prepared using the standard form
- Has certified that the levy estimates will meet expected expenses for the year ahead
- Is independent.
Evidence may include a written statement or certification confirming these requirements have been met.
Community land schemes
Equivalent requirements will also apply under community land laws, further strengthening developer accountability in new community land schemes.
Penalties for non-compliance
Significant penalties apply where developers do not meet these obligations.
Other changes commencing 1 April 2026
Strata managing agents should also be aware of additional reforms starting on 1 April 2026, including:
- A new standard form for 10-year capital works fund plans. This must be used when a strata scheme prepares its first plan or renews an existing 10-year plan. The digitised Capital Works Fund Planner may also be used to meet this requirement.
- Updated strata information certificates. NSW Fair Trading will notify strata managing agents when the updated form becomes available online. This change will also apply to community land schemes.
Further information about these changes is available on the NSW Fair Trading website.