{"id":"nsw:sl-2016-0659","name":"Strata Schemes Development Regulation 2016","slug":"strata-schemes-development-regulation-2016","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"659 of 2016","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":177546,"registerId":"nsw-nsw:sl-2016-0659-current","compilationNumber":null,"startDate":"2026-04-05","status":"InForce","reasons":null,"registeredAt":null},"sections":[{"sectionNumber":"Part 1","sectionType":"part","heading":"Preliminary","content":"# Part 1 Preliminary\n\nPart 1 Preliminary","sortOrder":0},{"sectionNumber":"1","sectionType":"section","heading":"Name of Regulation","content":"#### 1 Name of Regulation\n\n1 Name of Regulation\n\n> This Regulation is the [Strata Schemes Development Regulation 2016](/view/html/inforce/current/sl-2016-0659).","sortOrder":1},{"sectionNumber":"2","sectionType":"section","heading":"Commencement","content":"#### 2 Commencement\n\n2 Commencement\n\n> This Regulation commences on 30 November 2016 and is required to be published on the NSW legislation website.","sortOrder":2},{"sectionNumber":"3","sectionType":"section","heading":"Definitions","content":"#### 3 Definitions\n\n3 Definitions\n\n> > (1) In this Regulation—\n> > \n> > affecting interest means an easement, a profit à prendre, a restriction on the use of land or a positive covenant.\n> > \n> > fee unit—see Part 2 of Schedule 7.\n> > \n> > plan means a plan lodged in the office of the Registrar-General for registration as a strata plan, a strata plan of subdivision, a strata plan of consolidation or a building alteration plan.\n> > \n> > the Act means the [Strata Schemes Development Act 2015](/view/html/inforce/current/act-2015-051).\n> > \n> > Note.\n> > \n> > The Act and the [Interpretation Act 1987](/view/html/inforce/current/act-1987-015) contain definitions and other provisions that affect the interpretation and application of this Regulation.\n> \n> > (2) Notes included in this Regulation do not form part of this Regulation.\n> \n> **cl 3:** Am 2017 (101), Sch 1 \\[1\\].","sortOrder":3},{"sectionNumber":"4","sectionType":"section","heading":"Application of other instruments","content":"#### 4 Application of other instruments\n\n4 Application of other instruments\n\n> > (1) The provisions of this Regulation apply in addition to the provisions of—\n> > \n> > > (a) clause 36 of the [Conveyancing (General) Regulation 2013](/view/html/repealed/current/sl-2013-0495) or the equivalent provision of any regulation that replaces that regulation, and\n> > \n> > > (b) the [Real Property Regulation 2014](/view/html/repealed/current/sl-2014-0536) or any regulation that replaces that regulation, and\n> > \n> > > (c) the lodgment rules made under the [Real Property Act 1900](/view/html/inforce/current/act-1900-025).\n> \n> > (2) The provisions of this Regulation prevail to the extent of any inconsistency between those provisions and the provisions referred to in subclause (1).\n> \n> Note.\n> \n> This Regulation includes provisions concerning plans for land the subject of a strata scheme. All such land is under the provisions of the [Real Property Act 1900](/view/html/inforce/current/act-1900-025). That Act, and the regulations under that Act, include provisions concerning the preparation and lodgment of dealings for such land (including provisions requiring the payment of fees).\n> \n> **cl 4:** Am 2017 (101), Sch 1 \\[2\\] \\[3\\].","sortOrder":4},{"sectionNumber":"Part 2","sectionType":"part","heading":"Plans, administration sheets and unit entitlements","content":"# Part 2 Plans, administration sheets and unit entitlements\n\nPart 2 Plans, administration sheets and unit entitlements","sortOrder":5},{"sectionNumber":"5","sectionType":"section","heading":null,"content":"#### 5\n\n5, 6 (Repealed)","sortOrder":6},{"sectionNumber":"7","sectionType":"section","heading":"Schedules of unit entitlement","content":"#### 7 Schedules of unit entitlement\n\n7 Schedules of unit entitlement\n\n> > (1) A proposed schedule of unit entitlement in respect of a strata scheme must set out in a column each lot number in the scheme (or if the proposed schedule of unit entitlement relates to the subdivision of a development lot under section 14 of the Act—each lot number to be created by the subdivision) in numerical sequence with the unit entitlement for each lot set out opposite the lot number in a second column with the aggregate unit entitlement at the foot of that second column.\n> \n> > (2) If successively numbered lots have the same unit entitlement they may be grouped together in an abbreviated form.\n> \n> > (3) For the purposes of the definition of market value basis in Schedule 2 to the Act, the basis for determining the value of a lot or development lot is to estimate the amount for which the lot or development lot would be sold by a willing but not anxious seller to a willing but not anxious buyer.\n> \n> > (4) Valuation day means—\n> > \n> > > (a) for the purposes of clause 2 or 4 of Schedule 2 to the Act, a day that is not more than 2 months before the day on which an application is made under Part 4 of the Act for a strata certificate in relation to the relevant strata plan or strata plan of subdivision, or\n> > \n> > > (b) for the purposes of clause 5 of Schedule 2 to the Act, the day nominated as the valuation day in the original schedule of unit entitlement that accompanied the strata plan.","sortOrder":8},{"sectionNumber":"8","sectionType":"section","heading":"Numbering of lots","content":"#### 8 Numbering of lots\n\n8 Numbering of lots\n\n> > (1) Each lot in a strata plan must be numbered consecutively in whole numbers without gaps and starting from 1.\n> \n> > (2) Each lot in a strata plan of subdivision or a strata plan of consolidation must be numbered consecutively in whole numbers without gaps and starting from the number that is 1 greater than the highest number of any existing lot in the strata scheme.\n> \n> > (3) A building alteration plan must not renumber any lot.","sortOrder":9},{"sectionNumber":"9","sectionType":"section","heading":"Strata plans of consolidation","content":"#### 9 Strata plans of consolidation\n\n9 Strata plans of consolidation\n\n> A strata plan of consolidation must include a floor plan.","sortOrder":10},{"sectionNumber":"10","sectionType":"section","heading":"Strata plans of subdivision","content":"#### 10 Strata plans of subdivision\n\n10 Strata plans of subdivision\n\n> > (1) A strata plan of subdivision must be accompanied by one of the following if land comprised in the plan is owned by the original owner—\n> > \n> > > (a) a certificate by the owners corporation in the approved form certifying that the initial period has expired,\n> > \n> > > (b) the relevant order under section 27 of the [Strata Schemes Management Act 2015](/view/html/inforce/current/act-2015-050) that authorised the registration of the plan.\n> \n> > (2) Subclause (1) does not apply if the original owner owns all the lots in the strata scheme.","sortOrder":11},{"sectionNumber":"11","sectionType":"section","heading":"Building alteration plans","content":"#### 11 Building alteration plans\n\n11 Building alteration plans\n\n> A building alteration plan must include a floor plan and, if the Registrar-General so requires, a location plan.","sortOrder":12},{"sectionNumber":"Part 3","sectionType":"part","heading":"Staged development","content":"# Part 3 Staged development\n\nPart 3 Staged development","sortOrder":13},{"sectionNumber":"12","sectionType":"section","heading":"Strata development contracts","content":"#### 12 Strata development contracts\n\n12 Strata development contracts\n\n> > (1) A strata development contract must deal separately with each of the following matters in relation to each stage of the development and must specify whether the matter is warranted development or an authorised proposal—\n> > \n> > > (a) the types of buildings proposed, the proposed uses of the lots in the buildings, the proposed building style and the proposed height and density of the buildings,\n> > \n> > > (b) proposed common property amenities (if any),\n> > \n> > > (c) the number of lots proposed or, if the number of lots is identified in the contract as “authorised proposals—proposed development not subject to a warranty”, the maximum number of lots,\n> > \n> > > (d) details of access and construction zones and accompanying rights over common property and development lots and parking on lots and common property during the development,\n> > \n> > > (e) landscaping,\n> > \n> > > (f) building materials and finishes,\n> > \n> > > (g) details of any vertical staging, and of the insurance cover that applies to any such staging,\n> > \n> > > (h) the manner in which the developer’s liability for expenses relating to the use or maintenance of common property in the strata scheme is to be determined,\n> > > \n> > > Note.\n> > > \n> > > Section 78 of the Act permits these expenses to be apportioned differently from the way that liability would otherwise be apportioned by the schedule of unit entitlement for the scheme.\n> > \n> > > (i) details of any by-laws, management agreements, covenants, easements or dedications that will be created or entered into.\n> \n> > (2) Authorised proposals and warranted development should be listed and dealt with separately in the strata development contract.","sortOrder":14},{"sectionNumber":"13","sectionType":"section","heading":"Execution by developer on behalf of owners corporation","content":"#### 13 Execution by developer on behalf of owners corporation\n\n13 Execution by developer on behalf of owners corporation\n\n> > (1) A dealing, plan or other instrument executed by a developer on behalf of an owners corporation under section 87 (3) of the Act must be executed in an approved form.\n> \n> > (2) The developer must provide the Registrar-General with a statutory declaration signed by the developer (or other person authorised by the developer) that sets out the circumstances in which the dealing, plan or other instrument was approved by the owners corporation.","sortOrder":15},{"sectionNumber":"14","sectionType":"section","heading":"Notices relating to development concerns","content":"#### 14 Notices relating to development concerns\n\n14 Notices relating to development concerns\n\n> Each of the following, to the extent that it deals with a motion relating to a development concern, must identify the motion as such and refer to sections 87 and 88 of the Act—\n> \n> > (a) a notice served on the secretary of an owners corporation (or another officer of the owners corporation in the absence of the secretary) requiring inclusion of the motion in the agenda of the next general meeting of the owners corporation,\n> \n> > (b) a notice served on the secretary of an owners corporation (or another officer of the owners corporation in the absence of the secretary) requiring the convening of a general meeting to consider the motion,\n> \n> > (c) a requisition served on the secretary of an owners corporation (or another officer of the owners corporation in the absence of the secretary) requiring a meeting of the strata committee to be convened to consider the motion,\n> \n> > (d) a notice of a meeting of the owners corporation or its strata committee at which the motion is to be considered.","sortOrder":16},{"sectionNumber":"15","sectionType":"section","heading":"Insurance for vertical staged development","content":"#### 15 Insurance for vertical staged development\n\n15 Insurance for vertical staged development\n\n> > (1) For the purposes of clause 8 (c) of Schedule 3 to the Act, a policy of indemnity must indemnify the developer against at least the following—\n> > \n> > > (a) contract works claims up to a value at least equivalent to the cover provided by the damage policy maintained by the owners corporation under sections 160, 161 and 162 of the [Strata Schemes Management Act 2015](/view/html/inforce/current/act-2015-050), subject only to such deductibles, exclusions and other terms and conditions as are reasonable and appropriate for contract works insurance,\n> > \n> > > (b) public liability claims up to a value of at least $20,000,000, subject only to such deductibles, exclusions and other terms and conditions as are reasonable and appropriate for public liability insurance.\n> \n> > (2) This clause does not affect any obligation of a developer to effect and maintain insurance required by or under any other law, such as the [Workers Compensation Act 1987](/view/html/inforce/current/act-1987-070) or the [Workplace Injury Management and Workers Compensation Act 1998](/view/html/inforce/current/act-1998-086).\n> \n> > (3) In this clause—\n> > \n> > contract works claim means a claim for accidental damage to buildings and works for the time being forming part of the parcel (including buildings erected and works carried out under the strata development contract), arising out of or resulting from the carrying out of the permitted development.\n> > \n> > public liability claim means a claim for damages because of death, personal injury or damage to property for which the developer is liable as an occupier of the parcel.","sortOrder":17},{"sectionNumber":"Part 4","sectionType":"part","heading":"Certification","content":"# Part 4 Certification\n\nPart 4 Certification","sortOrder":18},{"sectionNumber":"16","sectionType":"section","heading":"Notice of proposed strata plan of subdivision given by local council","content":"#### 16 Notice of proposed strata plan of subdivision given by local council\n\n16 Notice of proposed strata plan of subdivision given by local council\n\n> A notice given by a local council under section 55 (1) of the Act must be in an approved form and be accompanied by a copy of the proposed strata plan of subdivision.","sortOrder":19},{"sectionNumber":"17","sectionType":"section","heading":"Inspection required prior to issuing a strata certificate","content":"#### 17 Inspection required prior to issuing a strata certificate\n\n17 Inspection required prior to issuing a strata certificate\n\n> > (1) A local council or registered certifier must not issue a strata certificate in respect of a proposed strata plan or a proposed strata plan of subdivision unless the council or certifier has inspected each building containing a proposed lot to which the plan relates and any common property outside of each of those buildings and is satisfied that—\n> > \n> > > (a) the floors, external walls and ceilings depicted in the plan correspond to those of the building as constructed, and\n> > \n> > > (b) the floors, external walls and ceilings of the building as constructed correspond to those depicted in the plans and specifications that accompanied the construction certificate for the building, and\n> > \n> > > (c) any facilities required by the relevant development consent (such as parking spaces, terraces and courtyards) have been provided in accordance with those requirements.\n> \n> > (2) The inspection may take place after all construction works on the building are complete or substantially complete.\n> \n> **cl 17:** Am 2018 No 63, Sch 3.14\\[1\\].","sortOrder":20},{"sectionNumber":"18","sectionType":"section","heading":"Registered certifier strata certificates","content":"#### 18 Registered certifier strata certificates\n\n18 Registered certifier strata certificates\n\n> > (1) A registered certifier must within 7 days after issuing a strata certificate send a copy of the strata certificate and the associated documents (within the meaning of clause 19) to the planning authority that granted the relevant planning approval and to the local council (if the local council is not the planning authority).\n> \n> > (2) A registered certifier must cause a copy of each strata certificate issued by the registered certifier and each application for a strata certificate made to the registered certifier to be kept at the registered certifier’s business premises, or in another secure place, at all times.\n> \n> > (3) Subclause (2) does not require a registered certifier to keep copies of any certificate or application for more than 10 years after the date on which the certificate was issued, or in the case of an application where no certificate was issued, for more than 10 years after the date on which the application was made.\n> \n> **cl 18:** Am 2018 No 63, Sch 3.14\\[2\\] \\[3\\].","sortOrder":21},{"sectionNumber":"19","sectionType":"section","heading":"Records to be kept by local councils in respect of strata certificates","content":"#### 19 Records to be kept by local councils in respect of strata certificates\n\n19 Records to be kept by local councils in respect of strata certificates\n\n> > (1) In this clause—\n> > \n> > associated documents, in respect of a strata certificate, means—\n> > \n> > > (a) the proposed strata plan, strata plan of subdivision or notice of conversion to which the strata certificate relates, and\n> > \n> > > (b) any other related documents submitted by the applicant for the strata certificate in connection with the application.\n> > \n> > relevant strata certificate, in respect of a local council, means a strata certificate—\n> > \n> > > (a) issued by the council under section 54, 55 or 56 of the Act, or\n> > \n> > > (b) issued by a registered certifier under section 58, 59 or 60 of the Act in relation to a building or proposed building within the area of the council.\n> \n> > (2) A local council must keep (as part of the register kept by the council under clause 264 or 265 of the [Environmental Planning and Assessment Regulation 2000](/view/html/repealed/current/sl-2000-0557)) a record of the date of issue of each relevant strata certificate.\n> \n> > (3) A local council must keep, for each relevant strata certificate, a copy of the strata certificate and the associated documents and must make these available for inspection at its principal office, free of charge, during its ordinary office hours. A copy of any such document may be made on payment of a reasonable copying charge set by the council.\n> \n> **cl 19:** Am 2018 No 63, Sch 3.14\\[4\\].","sortOrder":22},{"sectionNumber":"20","sectionType":"section","heading":"Certificates given by owners corporation","content":"#### 20 Certificates given by owners corporation\n\n20 Certificates given by owners corporation\n\n> > (1) A certificate given by an owners corporation under any of the following provisions must be in an approved form—\n> > \n> > > (a) section 26 (2) (c), 36 (2), 55 (3) or (5) (a), 56 (1) (a), 59 (b) or (c) or 60 (b) of the Act,\n> > \n> > > (b) clause 4 (c) of Schedule 2 to the Act.\n> \n> > (2) For the purpose of identification, a plan in respect of which a certificate is given under section 55 (3) of the Act must be signed by each person who attested the affixing of the seal of the owners corporation on the certificate.","sortOrder":23},{"sectionNumber":"21","sectionType":"section","heading":"Category 1 fire safety provisions","content":"#### 21 Category 1 fire safety provisions\n\n21 Category 1 fire safety provisions\n\n> For the purposes of section 57 of the Act, the following performance requirements of the Building Code of Australia are prescribed as Category 1 fire safety provisions—\n> \n> > (a) Volume 1, E1P3, E1P4, E1P6, E2P1, E2P2 and E3P2,\n> \n> > (b) Volume 2, H3P2.\n> \n> **cl 21:** Am 2023 (71), Sch 1.9.","sortOrder":24},{"sectionNumber":"Part 5","sectionType":"part","heading":"Lodgment","content":"# Part 5 Lodgment\n\nPart 5 Lodgment","sortOrder":25},{"sectionNumber":"22","sectionType":"section","heading":null,"content":"#### 22\n\n22, 23 (Repealed)","sortOrder":26},{"sectionNumber":"24","sectionType":"section","heading":"Lodgment of consolidated by-laws","content":"#### 24 Lodgment of consolidated by-laws\n\n24 Lodgment of consolidated by-laws\n\n> > (1) For the purposes of recording in the folio for common property in a strata scheme particulars of any change in the by-laws for the scheme, a change in the by-laws is to be lodged in the form of a consolidated version of the by-laws that incorporates the change.\n> \n> > (2) Relevant model by-laws must be included in any consolidated version.\n> \n> > (3) The Registrar-General may permit a change in the by-laws for a strata scheme to be lodged separately and not in a consolidated version if—\n> > \n> > > (a) the Registrar-General is satisfied that it would be too onerous for a consolidated version to be lodged, and\n> > \n> > > (b) there are no more than 5 such separate changes recorded on the folio.","sortOrder":28},{"sectionNumber":"25","sectionType":"section","heading":"Periods for retention of lodged documents","content":"#### 25 Periods for retention of lodged documents\n\n25 Periods for retention of lodged documents\n\n> > (1) For the purposes of paragraph (b) of the definition of written demand in section 196 (2) of the Act, the period prescribed is the period of 7 years commencing with the day on which the plan or other document was lodged.\n> \n> > (2) For the purposes of paragraph (c) of the definition of written demand in section 196 (2) of the Act, the period prescribed is the period of 7 years commencing with the day on which the plan or other document was registered or recorded.","sortOrder":29},{"sectionNumber":"Part 6","sectionType":"part","heading":"Strata renewal","content":"# Part 6 Strata renewal\n\nPart 6 Strata renewal","sortOrder":30},{"sectionNumber":"26","sectionType":"section","heading":"Definition","content":"#### 26 Definition\n\n26 Definition\n\n> In this Part—\n> \n> highest and best use in respect of land means the lawful, physically possible and financially feasible use that maximises the value of the land.","sortOrder":31},{"sectionNumber":"27","sectionType":"section","heading":"Compensation value","content":"#### 27 Compensation value\n\n27 Compensation value\n\n> For the purposes of paragraph (a) of the definition of compensation value in section 154 of the Act, the determination of compensation under section 55 of the [Land Acquisition (Just Terms Compensation) Act 1991](/view/html/inforce/current/act-1991-022) is modified as follows—\n> \n> > (a) sections 56 (1) (b) and (2) and 62–65 of that Act are taken not to apply in respect of that section,\n> \n> > (b) any references in that Act to “acquisition”, “compulsory acquisition” or “the public purpose for which the land was acquired” are taken, for the purposes of that section, to be references to the strata renewal proposal,\n> \n> > (c) the buyer and seller referred to in section 56 of that Act are to be assumed to take into account the highest and best use of the land,\n> \n> > (d) the matters set out in section 55 of that Act are to be valued at the following times—\n> > \n> > > (i) for the purposes of inclusion in a strata renewal plan—on a day that is not more than 45 days before the day on which the general meeting of the owners corporation is held under section 172 of the [Strata Schemes Development Act 2015](/view/html/inforce/current/act-2015-051) to consider the plan,\n> > \n> > > (ii) for the purposes of an application made under section 179 of the [Strata Schemes Development Act 2015](/view/html/inforce/current/act-2015-051) for an order to give effect to a strata renewal plan—on a day that is not more than 45 days before the day on which the application is made.","sortOrder":32},{"sectionNumber":"28","sectionType":"section","heading":"Market value","content":"#### 28 Market value\n\n28 Market value\n\n> > (1) For the purposes of the definition of market value in section 154 of the Act, the market value of a building and its site—\n> > \n> > > (a) is to be determined by estimating the amount for which the building and site would be sold by a willing but not anxious seller to a willing but not anxious buyer, and\n> > \n> > > (b) is to be determined at the following times—\n> > > \n> > > > (i) for the purposes of inclusion in a strata renewal plan—on a day that is not more than 45 days before the day on which the general meeting of the owners corporation is held under section 172 of the Act to consider the plan,\n> > > \n> > > > (ii) for the purposes of an application made under section 179 of the Act for an order to give effect to a strata renewal plan—on a day that is not more than 45 days before the day on which the application is made.\n> \n> > (2) For the avoidance of doubt, the buyer and seller referred to in subclause (1) (a) are to be assumed to take into account the highest and best use of the building and its site.","sortOrder":33},{"sectionNumber":"29","sectionType":"section","heading":"Returning officer","content":"#### 29 Returning officer\n\n29 Returning officer\n\n> > (1) For the purposes of the definition of returning officer in section 154 of the Act, the returning officer for a strata renewal plan is to be appointed by a resolution of the owners corporation and is to be a person who is independent of the owners corporation and who is not any of the following—\n> > \n> > > (a) a lot owner in the strata scheme or a relative or associate of a lot owner,\n> > \n> > > (b) a member of the strata committee,\n> > \n> > > (c) a strata managing agent for the strata scheme or any employee of the strata managing agent,\n> > \n> > > (d) a person who has a pecuniary interest in the outcome of the collective sale or redevelopment proposed by the strata renewal plan or a relative or associate of such a person (but not if the pecuniary interest is only the reasonable fee for performing the functions of the returning officer and the payment of that fee has been approved by the strata committee).\n> \n> > (2) In this clause, a reference to an associate of a person is a reference to—\n> > \n> > > (a) a partner, employee or agent of the person, or\n> > \n> > > (b) a person who is related to the person or to a person referred to in paragraph (a)—\n> > > \n> > > > (i) as a spouse or de facto partner, or\n> > > > \n> > > > Note.\n> > > > \n> > > > “De facto partner” is defined in section 21C of the [Interpretation Act 1987](/view/html/inforce/current/act-1987-015).\n> > > \n> > > > (ii) as a child, grandchild, sibling, parent or grandparent, whether derived through subparagraph (i) or otherwise, or\n> > \n> > > (c) a body corporate, or a member of a body corporate, partnership, trust, syndicate or joint venture, in which the person or a person referred to in paragraph (a) or (b) has a beneficial interest, or\n> > \n> > > (d) if the person is a body corporate—\n> > > \n> > > > (i) a related body corporate within the meaning of the [Corporations Act 2001](http://www.legislation.gov.au/) of the Commonwealth, or\n> > > \n> > > > (ii) an officer (within the meaning of that Act) of the body corporate or a related body corporate.","sortOrder":34},{"sectionNumber":"30","sectionType":"section","heading":"Strata renewal proposal","content":"#### 30 Strata renewal proposal\n\n30 Strata renewal proposal\n\n> > (1) For the purposes of section 156 (2) of the Act, a strata renewal proposal must include the following—\n> > \n> > > (a) the warning notice set out in subclause (2),\n> > \n> > > (b) the name and address of the person giving the proposal (the proponent),\n> > \n> > > (c) details of the financial interests (if any) that the proponent has in any of the lots in the strata scheme,\n> > \n> > > (d) a general description of the proposal and the purpose of the proposal,\n> > \n> > > (e) how the proposal will be funded,\n> > \n> > > (f) an estimate of the total cost (including application fees and legal fees) of obtaining an order from the court to give effect to the strata renewal plan,\n> > \n> > > (g) whether the proponent will provide any monetary contributions (whether initial or continuing) towards the reasonable costs and expenses incurred by the strata renewal committee or owners corporation in relation to the following—\n> > > \n> > > > (i) preparing a strata renewal plan,\n> > > \n> > > > (ii) obtaining specialist consultant reports,\n> > > \n> > > > (iii) obtaining an order from the court to give effect to the plan,\n> > \n> > > (h) if the proponent is to provide any monetary contributions, what (if any) security (such as cash, bond, bank guarantee) will be provided,\n> > \n> > > (i) the potential (if any) for owners to buy back into the development following the collective sale or redevelopment,\n> > \n> > > (j) if the proposal is for a collective sale of the strata scheme—\n> > > \n> > > > (i) an indicative sale price and an explanation of how that price was determined and the distribution of that sale price on current unit entitlements, and\n> > > \n> > > > (ii) the proposed timetable for the collective sale, including a proposed completion date and the proposed date by which owners will be required to vacate premises forming part of the scheme,\n> > \n> > > (k) if the proposal is for the redevelopment of the strata scheme—\n> > > \n> > > > (i) details of the proposed terms of settlement that are to be offered to each lot owner, and\n> > > \n> > > > (ii) how the redevelopment will be funded by the proponent, and\n> > > \n> > > > (iii) details of any planning approvals and other authorisations that would be required before the redevelopment can start and how and when the proponent intends to obtain those approvals and authorisations and whether they will be obtained before an application is to be made to the court for an order to give effect to the strata renewal plan, and\n> > > \n> > > > (iv) the proposed timetable for the development, including an estimate of the period from the start of the redevelopment to its completion, and\n> > > \n> > > > (v) the estimated date on which owners must provide vacant possession to the proponent.\n> \n> > (2) The warning notice required by subclause (1) (a) is to be to the effect of the following, being a notice on the front of the proposal that is legibly printed, in bold type, with the words shown in capital letters in the heading being at least 14 point, and the rest of the notice printed in letters at least 10 point—\n> > \n> > IMPORTANT NOTICE TO OWNERS IN STRATA PLAN \\[*insert plan number*\\]\n> > \n> > This renewal proposal may have significant legal, financial and taxation consequences for you. It may also impact on the rights of your tenants, mortgagees, covenant chargees or caveators which may in turn have impacts on you. You should ensure that you understand your rights and obligations and how this proposal will affect you.","sortOrder":35},{"sectionNumber":"31","sectionType":"section","heading":"Notice of decision to establish strata renewal committee","content":"#### 31 Notice of decision to establish strata renewal committee\n\n31 Notice of decision to establish strata renewal committee\n\n> A written notice of the decision to establish a strata renewal committee that is required by section 162 of the Act to be given to the owner of each lot in the strata scheme must contain the information and be in the form set out in Schedule 6 and may contain any other relevant information as the secretary of the strata committee sees fit.","sortOrder":36},{"sectionNumber":"32","sectionType":"section","heading":"Costs and expenses deducted from sale price","content":"#### 32 Costs and expenses deducted from sale price\n\n32 Costs and expenses deducted from sale price\n\n> For the purposes of section 170 (1) (c) (v) of the Act, the exact amount of all costs and expenses to be deducted from the sale price must be included in a strata renewal plan for the collective sale of a strata scheme, or if the exact amount of a cost or expense is not known, an estimate of the amount and a detailed explanation as to how that estimate has been determined.","sortOrder":37},{"sectionNumber":"33","sectionType":"section","heading":"Content of strata renewal plan","content":"#### 33 Content of strata renewal plan\n\n33 Content of strata renewal plan\n\n> For the purposes of section 170 (1) (e) of the Act, the following information must be included in a strata renewal plan—\n> \n> > (a) particulars of any estates or interests (whether registered or unregistered), or any caveats or priority notices, that affect a lot or common property in the scheme to which the plan relates,\n> \n> > (b) details of all current unit entitlements,\n> \n> > (c) a report of an independent valuer that includes details of the market value of the whole building and its site (at its highest and best use) and details of the compensation value of each lot,\n> \n> > (d) if the strata renewal plan is for a redevelopment of the strata scheme, details of the proposed completion day for the purchase of each dissenting owner’s lot and, if it is proposed that a dissenting owner will receive a payment for the lot on a day other than the completion day, the proposed day on which any such payment is proposed to be made.","sortOrder":38},{"sectionNumber":"34","sectionType":"section","heading":"Copy of strata renewal plan given to owners","content":"#### 34 Copy of strata renewal plan given to owners\n\n34 Copy of strata renewal plan given to owners\n\n> > (1) For the purposes of section 173 (2) of the Act, the following information and documents must accompany the copy of a strata renewal plan given to owners—\n> > \n> > > (a) a strata renewal information sheet in the approved form,\n> > \n> > > (b) the approved form of a support notice,\n> > \n> > > (c) details of the returning officer’s address for service of a support notice.\n> \n> > (2) In this clause, support notice has the same meaning as in section 174 of the Act.","sortOrder":39},{"sectionNumber":"35","sectionType":"section","heading":"Application for an order","content":"#### 35 Application for an order\n\n35 Application for an order\n\n> For the purposes of section 179 (1) (g) of the Act, an application for an order to give effect to a strata renewal plan must include particulars of any estates or interests (whether registered or unregistered), or any caveats or priority notices, that affect a lot or common property in the scheme to which the plan relates.","sortOrder":40},{"sectionNumber":"36","sectionType":"section","heading":"Decision of court","content":"#### 36 Decision of court\n\n36 Decision of court\n\n> For the purposes of section 182 (1) (g) of the Act, a court must be satisfied that the effects of the strata renewal plan are just and equitable in all the circumstances despite any difference between a valuation contained in the plan and any valuation that accompanied the application for an order to give effect to the plan.","sortOrder":41},{"sectionNumber":"37","sectionType":"section","heading":"Court order and directions","content":"#### 37 Court order and directions\n\n37 Court order and directions\n\n> For the purposes of section 183 (1) (f) of the Act, a court order giving effect to a strata renewal plan for a strata scheme may include directions about the time by which any part of the plan must be initiated or completed.","sortOrder":42},{"sectionNumber":"Part 7","sectionType":"part","heading":null,"content":"# Part 7\n\nPart 7\n\n38 (Repealed)\n\n**pt 7 (cl 38):** Rep 2017 (101), Sch 1 \\[5\\].","sortOrder":43},{"sectionNumber":"Schedule 1","sectionType":"schedule","heading":null,"content":"# Schedule 1\n\nSchedules 1–5 (Repealed)\n\n**schs 1–5:** Rep 2017 (101), Sch 1 \\[6\\].","sortOrder":44},{"sectionNumber":"Schedule 6","sectionType":"schedule","heading":"Form of notice","content":"# Schedule 6 Form of notice\n\nSchedule 6 Form of notice\n\n(Clause 31)\n\nNotice to owners about decision to establish strata renewal committee\n\n[Strata Schemes Development Act 2015](/view/html/inforce/current/act-2015-051); section 162\n\nEstablishment of strata renewal committee\n\nAt a meeting of Owners—Strata Plan No \\[*insert strata scheme number*\\] held on \\[*insert date of meeting*\\] a strata renewal committee was established.\n\nFunction of strata renewal committee\n\nThe function of the strata renewal committee is to prepare a strata renewal plan for further consideration by the owners corporation and the owners.\n\nThe strata renewal plan will be based on a strata renewal proposal made by \\[*insert name of person who gave the strata renewal proposal to the owners corporation*\\].\n\nSummary of strata renewal proposal\n\nThe strata renewal proposal was for the \\[*insert either “collective sale” or “redevelopment” depending on the nature of the proposal*\\] of strata scheme SP \\[*insert strata scheme number*\\].\n\nThe strata renewal proposal \\[*insert a short summary of the proposal*\\].\n\nMembership of strata renewal committee\n\nThe strata renewal committee has \\[*insert number of members, including the chairperson*\\] members. The members are—\n\nChairperson \\[*insert name of chairperson and then insert the names of all the other members of the strata renewal committee*\\].\n\nBudget of strata renewal committee\n\n\\[*Insert details of the budget for, or any limitation on the amount that can be spent, preparing the strata renewal plan and details of how reports on expenses incurred will be circulated on a quarterly or more frequent basis*\\].\n\nEngaging specialists\n\nThe strata renewal committee has authority to engage specialists to provide advice on the preparation of the strata renewal plan.\n\nOR\n\nThe strata renewal committee must seek the approval of the owners corporation before it can engage any specialist to provide advice on the preparation of the strata renewal plan.\n\n\\[*Delete whichever is not applicable*\\].\n\nPeriod of operation of strata renewal committee\n\nThe strata renewal committee can exercise its functions for 1 year from the date on which it was established, unless the owners corporation resolves to dissolve the committee earlier. The owners corporation may extend the 1 year period of operation by passing a special resolution.\n\nMinutes of meetings of strata renewal committee\n\nThe strata renewal committee must keep minutes of its meetings. A copy of the minutes can be obtained from the secretary of the owners corporation \\[*insert “and will be placed on the owners corporation notice board” if there is an owners corporation notice board*\\].\n\nFurther information\n\nFor further information please contact \\[*insert the name and contact information for a person (such as the chairperson) who can provide information about the strata renewal committee and the preparation of the strata renewal plan*\\].","sortOrder":45},{"sectionNumber":"Schedule 7","sectionType":"schedule","heading":"Fees","content":"# Schedule 7 Fees\n\nSchedule 7 Fees\n\nNote.\n\nSection 3B (2) of the [Real Property Act 1900](/view/html/inforce/current/act-1900-025) provides that a fee prescribed under that Act or any other Act for or in respect of the exercise of a titling and registry function is, when the function is exercised by the authorised operator, the maximum fee that is payable and the authorised operator can accept a lesser fee for or in respect of the exercise of the function.\n\n**sch 7:** Subst 2017 (101), Sch 1 \\[7\\]. Am 2017 (187), cl 3; 2021 No 10, Sch 3.22\\[1\\]–\\[3\\].","sortOrder":46},{"sectionNumber":"6","sectionType":"section","heading":"Adjustment of fees relating to copyright","content":"#### 6 Adjustment of fees relating to copyright\n\n6 Adjustment of fees relating to copyright\n\n> > (1) The fee amount that is to apply for the 2017/2018 financial year in relation to the fee described in—\n> > \n> > > (a) item 16 (b) of Part 1 is $0.94, and\n> > \n> > > (b) item 17 (b) of Part 1 is $1.14.\n> \n> > (2) The fee amount for those fees that is to apply for a financial year subsequent to the 2017/2018 financial year is the amount calculated in accordance with the formulae set out in Schedule A to the Order made by the Copyright Tribunal of Australia on 28 October 2013 in the matter of Copyright Agency Limited v State of New South Wales (a copy of which is published on the website of the Office of the Registrar General).","sortOrder":54},{"sectionNumber":"Schedule 8","sectionType":"schedule","heading":null,"content":"# Schedule 8\n\nSchedule 8 (Repealed)\n\n**sch 8:** Rep 2018 No 25, Sch 6.","sortOrder":56}],"analysis":{"issue_detection":{"absurdities":[],"contradictions":[]},"summary":{"complexity_score":5,"scope_assessment":{"changed":false,"description":"Based on the available metadata, there is no evidence of significant scope change from the original intent. The regulation has been amended multiple times since 2016 but appears to have remained focused on its core purpose of providing procedural and technical rules for strata scheme development in NSW. The amendments likely reflect refinements and updates rather than a fundamental expansion or contraction of scope."},"complexity_factors":["The actual substantive content of the regulation is not included in the provided text — only metadata, status information, and website navigation elements are visible, limiting full analysis","Strata law itself is inherently multi-layered, involving interaction between this regulation, the parent Strata Schemes Development Act 2015, and related legislation like the Strata Schemes Management Act 2015","Multiple amendments across seven distinct versions since 2016 create complexity in tracking which rules apply at any given point in time","Technical surveying, property registration, and conveyancing concepts are central to strata development regulation, requiring specialist knowledge to navigate","The staged repeal mechanism under the Subordinate Legislation Act 1989 adds a temporal complexity — the regulation has a built-in expiry date","Affects multiple different stakeholder groups (developers, owners, government bodies) with different rights and obligations"],"plain_english_summary":"## Strata Schemes Development Regulation 2016 (NSW)\n\n**What is this?**\nThis is a NSW regulation (a set of detailed rules made under a broader law) that sits underneath the *Strata Schemes Development Act 2015*. It fills in the technical and procedural details about how strata schemes (think apartment buildings, townhouse complexes, and other multi-lot developments) are created, changed, and wound up in New South Wales.\n\n**Who does it affect?**\n- **Property developers** building strata-title developments\n- **Owners and residents** of apartments, townhouses, or units in strata schemes\n- **Owners corporations** (the legal body that manages a strata complex on behalf of all owners)\n- **Lawyers, conveyancers, and surveyors** involved in strata transactions\n- **Local councils and the NSW Registrar General** who process strata plan applications\n\n**Why does it matter?**\nIf you live in, buy, sell, develop, or manage a strata property in NSW, this regulation sets the rules that must be followed — covering things like:\n- How strata plans (the official maps dividing a building into individually owned lots) are prepared and registered\n- Requirements for subdividing or consolidating lots within a scheme\n- Processes for terminating (ending) a strata scheme\n- Fees and forms that must be used\n\n**Heads up — it has an expiry date!**\nThis regulation is scheduled to be automatically repealed (cancelled) on **1 September 2026** under a standard NSW process that periodically reviews whether regulations are still needed. This means the government will need to replace or renew it before that date, or the rules will disappear.\n\n**Current status:** In force and updated as recently as May 2023, with multiple amendments since it first started in November 2016."},"flash_summary":{"complexity_score":6,"scope_assessment":{"changed":true,"description":"The Regulation text as provided shows several amendments and repeals made after the original enactment, indicating its scope and form have changed. Examples in the text include: repeal of clauses 5 and 6 (noted as Rep 2017 (101), Sch 1 [4]); amendments to clause 3 (cl. 3: Am 2017 (101), Sch 1 [1]); clause 4 amended (Am 2017 (101), Sch 1 [2] [3]); clause 17 and clauses 18–19 amended in 2018 (Am 2018 No 63, Sch 3.14); substitution and amendment of Schedule 7 (Sch 7: Subst 2017 (101), Sch 1 [7]; further amendments noted); repeal of Schedules 1–5 (Rep 2017 (101), Sch 1 [6]) and repeal of Schedule 8 (Rep 2018 No 25, Sch 6). These annotations in the provided text show the instrument has been modified since original enactment, affecting content, fee provisions and omitted provisions."},"complexity_factors":["Extensive cross‑references to other Acts (Strata Schemes Development Act 2015, Strata Schemes Management Act 2015, Real Property Act 1900 and regulations) requiring users to consult multiple instruments (see cl. 3 and cl. 4).","Procedural detail across many subject areas (plan content and numbering, certification inspections, record keeping, by‑law lodgment, strata renewal content and court directions) (cls. 7–11, 17–20, 24, 30–37).","Multiple repeals and amendments noted in the instrument text, meaning versions and transitional arrangements must be tracked (annotated repeals and amendments throughout).","Detailed fee schedule tied to an indexed fee‑unit with a CPI formula and rounding rules, plus separate copyright indexing rules—requires calculation and annual updating (Schedule 7, Part 2, cl. 5–6).","Discretionary administrative powers (Registrar‑General may permit exceptions) alongside mandatory form and disclosure requirements generate conditional compliance paths (cl. 24(3), various approved form requirements).","Interactions between registry timing rules, payment timing and retention periods for documents impose administrative timing constraints (Schedule 7 cl. 3; cl. 25).","Multiple stakeholders with distinct obligations (developers, owners corporations, certifiers, councils, Registrar‑General, courts and returning officers) increase coordination complexity (eg. cls. 12–13, 17–19, 29)."],"plain_english_summary":"## What this Regulation does, who it affects, and how it works\n\nThis Regulation sets detailed administrative rules for creating and changing strata schemes in New South Wales. It supplements the Strata Schemes Development Act 2015 by specifying how plans and supporting documents must be prepared and lodged, what information must appear in staged development contracts and strata renewal proposals, minimum insurance and record‑keeping obligations, inspection and certification procedures, and the fees payable for registry services.\n\nKey mechanics (what changes mechanically):\n\n- Plan and lodgment requirements: proposed strata plans, strata plans of subdivision, consolidation plans and building alteration plans must follow numbering, content and lodgment rules (eg. numbering of lots (cl. 8); floor plans required for consolidation and building alteration plans (cls. 9–11); proposed schedules of unit entitlement format and valuation day rules (cl. 7)).\n- Developer and staged development rules: strata development contracts must address a fixed list of items separately for each stage and label items as warranted development or authorised proposals (cl. 12). Developers executing documents on behalf of an owners corporation must use approved forms and provide a statutory declaration describing how the owners corporation approved the document (cl. 13). Developers in vertically staged projects must hold specified insurance cover and indemnity limits (cl. 15).\n- Certification and inspection: local councils and registered certifiers must inspect buildings and relevant common property before issuing a strata certificate and confirm the constructed building matches the plans and development consent requirements (cl. 17). Registered certifiers must provide copies of certificates to planning authorities and keep records for up to 10 years (cl. 18). Councils must record and make available strata certificates and associated documents (cl. 19).\n- By‑laws and registry practice: changes to by‑laws are normally lodged as a consolidated set incorporating the change; the Registrar‑General may permit separate lodgment in limited circumstances (cl. 24). The Regulation prescribes a 7‑year retention period for lodged documents relevant to written demands (cl. 25).\n- Fees and indexing: Schedule 7 sets registry fees for lodgment, examination, copying and other services, expressed in fee units. The value of a fee unit for each financial year is indexed to the Sydney CPI by formula (Part 2, cls. 4–5 of Schedule 7). Fees are payable before the service is provided unless the Registrar‑General agrees alternate arrangements (Schedule 7, cl. 3).\n- Strata renewal and collective sale: Part 6 sets procedural and disclosure requirements for strata renewal proposals and plans (definitions (cl. 26); valuation and compensation valuation timing and assumptions (cls. 27–28); independence rules for returning officers (cl. 29); required content and warning notices for proposals (cl. 30); required content of renewal plans and documents to be given to owners (cls. 33–34); court considerations and possible directions on timing (cls. 36–37)).\n\nWho pays and who decides (financial flows and decision makers):\n\n- Applicants and transacting parties pay registry fees when lodging plans, instruments and applications (Schedule 7; Schedule 7 cl. 3: fee payable before the service unless Registrar‑General agrees otherwise). Fees are specified in fee units and indexed (Schedule 7, Part 2). \n- Developers bear insurance and indemnity costs for staged and vertical developments (cl. 15). Developers also must disclose funding arrangements, contribution offers and estimated costs in strata renewal proposals when acting as proponents (cl. 30). \n- Owners corporations and strata renewal committees incur costs preparing renewal plans, obtaining valuations and engaging specialists; the proposal must disclose estimated costs and whether the proponent will contribute and provide security for costs (cl. 30(g)–(h); Schedule 6 sets expectations for committee budgets). \n- Councils and registered certifiers exercise inspection and certification functions and must keep records and provide copies to planning authorities (cls. 17–19). The Registrar‑General has administrative discretion over some lodgment practices such as permitting non‑consolidated by‑law lodgments in limited cases (cl. 24(3)), and must publish indexed fee information each year (Schedule 7, Part 2, cl. 7).\n\nCompliance burden and paperwork (what people must do differently):\n\n- Use approved forms for many certificates, notices and filings (eg. certificates by owners corporations in specified items (cl. 20); notice formats for renewal committees in Schedule 6; approved form of notices from local councils (cl. 16)).\n- Developers and proponents must provide detailed disclosures in development contracts and renewal proposals, including estimates of legal and application fees, funding arrangements and the warning notice for owners (cl. 12; cl. 30(1) and (2)).\n- Certifiers and councils must inspect buildings to confirm conformity with plans and development consents before issuing strata certificates (cl. 17). Registered certifiers must retain copies of certificates and applications for up to 10 years (cl. 18). Councils must keep records and make documents available for inspection (cl. 19). \n- Lodging changes to by‑laws requires consolidated versions unless the Registrar‑General permits otherwise and a limit of five separate changes applies where permitted (cl. 24).\n\nIncentives, costs and potential trade‑offs (mechanisms, not judgments):\n\n- Cost shifting: the Regulation formalises fees charged by the Registrar‑General for titling and registry functions (Schedule 7). Those fees increase the upfront cost of lodging plans and related instruments and are indexed to CPI (Schedule 7, Part 2). The pay‑before‑service rule (Schedule 7, cl. 3) shifts liquidity/timing burdens to applicants unless the Registrar‑General agrees otherwise.\n- Risk allocation and insurance: developers must hold contract works and public liability cover meeting minimum terms and limits for vertical staging (cl. 15). That raises developers’ operating costs but reduces uninsured risk to owners and the owners corporation by ensuring specified indemnities exist (cl. 15(1)). The clause also preserves other statutory insurance obligations (cl. 15(2)).\n- Information asymmetry and disclosure: renewal proposal rules require detailed financial and procedural disclosure and a prominent warning notice to owners (cl. 30(1)–(2)). This increases the information available to owners but also imposes preparation costs on proponents and strata renewal committees (cl. 30; Schedule 6). \n- Administration and discretion: the Registrar‑General has a limited discretion to accept non‑consolidated by‑law lodgments in specified circumstances (cl. 24(3)); courts may direct timing for implementation of renewal plans (cl. 37). These points create administrative flexibility but mean some outcomes depend on decision‑maker assessments.\n\nEffects on private enterprise, market behaviour and ownership arrangements (how the rules interface with markets):\n\n- Transaction costs for property developers and owners are affected through mandatory forms, inspections, required insurance cover and registry fees (cls. 12, 15, 17, Schedule 7). Higher compliance and insurance costs can influence project budgets, pricing and decisions about undertaking staged developments. \n- The requirement that development contracts address warranties and authorised proposals separately (cl. 12) clarifies contractual obligations between developers and future owners, constraining how developers can structure staged offerings but increasing certainty for purchasers. \n- For strata renewal proposals, valuation timing rules and use of highest and best use assumptions affect compensation calculations and the expected distribution of proceeds in collective sales or redevelopments (cls. 27–28, 33). These valuation rules directly affect the economic stakes for lot owners and potential developers.\n\nConcentrated benefits, diffuse costs and implementation risks (mechanisms only):\n\n- Concentrated beneficiaries: developers who can meet the insurance and disclosure requirements may proceed with staged projects using the prescribed contractual framework (cl. 12; cl. 15). Returning officers and specialists engaged by committees receive fees that are identifiable and concentrated (cl. 29; cl. 30(g)).\n- Diffuse costs: owners and applicants face dispersed costs through increased fees, the time and expense of responding to renewal proposals and the indirect costs of compliance (Schedule 7; cl. 30). \n- Implementation risks: administrative discretion (eg. Registrar‑General on by‑law lodgment, cl. 24(3)) and court assessments of whether a renewal plan is just and equitable despite valuation differences (cl. 36) create outcome uncertainty that parties must manage.\n\nSources and precise references: the summary follows requirements set out across the Regulation including cl. 3 (definitions and notes), Parts 2–6 (notably cls. 7–15, 17–20, 24–25, 26–37) and Schedule 7 (fees and indexing rules)."},"kimi_summary":{"content_quality":"ok","complexity_score":6,"scope_assessment":{"changed":false,"description":"The Regulation appears to maintain its original scope as a procedural and administrative companion to the *Strata Schemes Development Act 2015*. While it includes substantial detail on strata renewal (collective sale/redevelopment), this was part of the original 2015 Act's purpose. The amendments shown (2017, 2018, 2021, 2023) appear to be technical updates, fee adjustments, and refinements rather than scope expansion."},"complexity_factors":["Extensive cross-referencing to the parent Act (*Strata Schemes Development Act 2015*) and other legislation (*Strata Schemes Management Act 2015*, *Real Property Act 1900*, *Land Acquisition (Just Terms Compensation) Act 1991*)","Multiple defined terms in clause 3 and throughout (e.g., 'affecting interest', 'fee unit', 'valuation day', 'highest and best use', 'contract works claim')","Nested conditional logic in fee calculations (Schedule 7) with automatic CPI indexing formulas","Detailed procedural requirements with multiple sub-clauses (e.g., clause 30 lists 11 specific requirements for strata renewal proposals, with sub-sub-requirements)","Modification of compensation rules from another Act (clause 27 modifies the *Land Acquisition (Just Terms Compensation) Act 1991*)","Repealed provisions scattered throughout (clauses 5, 6, 22, 23, 38, Schedules 1-5, 8) creating fragmentation","Specific form requirements (Schedule 6) with mandatory wording and formatting (font sizes, bold type)"],"plain_english_summary":"**What this legislation does:**\n\nThis Regulation sets out the detailed rules for how strata schemes (apartment buildings and similar multi-unit developments) are created, modified, and wound up in New South Wales. It works alongside the *Strata Schemes Development Act 2015* to fill in the practical \"how-to\" details.\n\n**Key things it covers:**\n\n*   **Creating and changing strata plans:** Rules for numbering lots, preparing floor plans, and calculating \"unit entitlements\" (a number representing each owner's share of the building's value and voting rights).\n*   **Staged developments:** Requirements for \"strata development contracts\" when a building is constructed in stages, including what must be disclosed about future building works, amenities, and insurance.\n*   **Certification:** Requirements for local councils and private certifiers to inspect buildings before issuing \"strata certificates\" (official approval that a building matches its approved plans).\n*   **Strata renewal:** Detailed procedures for \"collective sale\" or \"redevelopment\" of strata schemes — where owners vote to sell the whole building to a developer or redevelop it. This includes rules for:\n    *   Appointing independent \"returning officers\" to run votes\n    *   Calculating compensation for owners who don't want to sell\n    *   What information must be in renewal proposals (including warning notices to owners)\n    *   Court applications to force dissenting owners to sell\n*   **Fees:** A detailed fee schedule for registering plans and documents, with automatic annual adjustments based on inflation (CPI).\n\n**Who it affects:**\n\n*   Property developers building strata schemes\n*   Owners corporations (the body representing all apartment owners)\n*   Individual lot owners, especially those facing collective sale or redevelopment\n*   Local councils and private building certifiers\n*   The NSW Registrar-General (who maintains property titles)\n\n**Why it matters:**\n\nThis Regulation affects the rights and financial interests of hundreds of thousands of NSW apartment owners. The strata renewal provisions are particularly significant — they allow a majority of owners to force a sale or redevelopment of an entire building, potentially against the wishes of minority owners. The Regulation sets the safeguards, valuation methods, and procedural fairness rules that determine how much compensation dissenting owners receive and how the process must be conducted."}},"importantCases":[],"_links":{"self":"/api/acts/strata-schemes-development-regulation-2016","history":"/api/acts/strata-schemes-development-regulation-2016/history","analysis":"/api/acts/strata-schemes-development-regulation-2016/analysis","conflicts":"/api/acts/strata-schemes-development-regulation-2016/conflicts","importantCases":"/api/acts/strata-schemes-development-regulation-2016/important-cases","documents":"/api/acts/strata-schemes-development-regulation-2016/documents"}}