SA guide
Self-Managing a Body Corporate in South Australia
South Australia has two regimes: strata title (under the Strata Titles Act 1988) for traditional unit blocks and community title (under the Community Titles Act 1996) for newer schemes including most townhouse and high-rise developments. Both regimes allow self-management.
- Local term
- strata corporation or community corporation
- Committee
- management committee
- Governing legislation
- Strata Titles Act 1988 (1988)
- Community Titles Act 1996 (1996)
- Regulator
- Consumer and Business Services SA
Can you self-manage in South Australia?
Strata corporations of any size may be self-managed. There is no statutory requirement to appoint a manager. Two-lot schemes are common in SA and run informally between the two owners, although the corporation still legally exists and must comply with the Act.
Required office bearers
A strata corporation with more than six members must elect a management committee at each AGM. Smaller corporations may dispense with a committee and act collectively as the corporation. A presiding officer is required at every meeting.
Meetings and notices
An AGM is required each financial year. Notice of at least 14 days must be given to every member, including the agenda, financial statements and any motions. Special resolutions require unanimous approval at a properly convened meeting.
Levies, budgets and funds
A strata corporation must keep proper accounts and may establish a sinking fund. Levies are set at the AGM and become a debt enforceable through the Magistrates Court. There is no statutory minimum reserve fund.
Insurance obligations
Building insurance covering full replacement value is required. Public liability insurance of at least $10 million is also compulsory. Where lots are physically separate, the corporation may resolve to insure each lot separately.
Records to keep
The strata corporation must keep a roll of members, minutes of meetings, financial records, insurance certificates, and copies of articles of the corporation. Records must be retained for at least seven years.
Common pitfalls
- Mixing up strata title and community title rules — they look similar but have different procedures and forms.
- Treating an informal 2-lot strata corporation as not legally existing — it does, and must still hold insurance.
- Not updating the articles of the corporation when by-laws change.
- Calling a special resolution without unanimity — under the SA Acts most special resolutions need every owner to vote in favour.
- Forgetting that strata levies are recoverable as debts — owners cannot withhold levies as a protest.
Frequently asked questions
Is a strata manager required in South Australia?
No. Engaging a strata manager is voluntary. Many strata and community corporations in SA are owner-managed.
What is the difference between strata and community title in SA?
Strata title (1988 Act) applies to older flats and unit blocks. Community title (1996 Act) is the newer regime used for most modern developments. Community title allows for development lots, common property and a hierarchy of community corporations.
Do small SA strata corporations need a management committee?
Only if there are more than six members. Smaller corporations can run without a committee and decide matters at general meetings.
How are levies enforced in SA?
Unpaid levies are recoverable as a debt through the Magistrates Court. Interest at the rate fixed in the articles can be charged on overdue amounts.
How much building insurance is required in SA?
Full replacement-value insurance for all buildings owned by the corporation, plus public liability of at least $10 million.
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