This Schedule prescribes matters for the purposes of Schedule 2A.
Permitted boundary deviation
(1) For the purposes of the definition of permitted boundary deviation in Schedule 2A clause 3, a part of a lot may be above or below another lot if —
(a) no part of a floor of a lot or part of a lot in a building forms or joins the ceiling of another lot or part of a lot in a building; and
(b) no part of a lot extends horizontally above or below another lot by more than 3 metres.
(2) In subclause (1), a reference to a building includes any building whether shown on the strata plan or not.
Boundaries of cubic space — things that are included
The following things are prescribed for the purposes of Schedule 2A clause 3AB(1)(a)(i)(II) as things to be included as part of a lot —
(a) hot water systems;
(b) refrigeration, air conditioning and cooling or heating plant or equipment;
(c) antennae or aerials for telecommunication;
(d) skylights;
(e) chimneys;
(f) roof ornaments;
(g) pipes, wires and cables;
(h) awnings, blinds, shutters and window grilles;
(i) light fittings;
(j) meter boxes;
(k) signs;
(l) renewable energy systems (such as solar panels or wind turbines);
(m) any thing of a kind similar to any of the things referred to in paragraphs (a) to (l).
Boundaries of cubic space — things that are excluded
The following things are prescribed for the purposes of Schedule 2A clause 3AB(1)(a)(ii) as things that are not to be included as part of a lot, unless they are shown on the floor plan in respect of that lot —
(a) patios;
(b) carports and pergolas;
(c) enclosed rooms;
(d) storage rooms;
(e) any structure of a kind similar to any of the structures referred to in paragraphs (a) to (d).
Merger by resolution of buildings that are common property — sketch plan required
(1) The approved form of a notice of resolution that is lodged with the Registrar of Titles under Schedule 2A clause 21G(1) must be accompanied by a plan (a sketch plan) in an approved form that complies with the requirements of this regulation.
(2) The sketch plan must —
(a) show how the strata plan is to be amended as a consequence of the resolution; and
(b) comply with the requirements for a scheme plan or amendment of a scheme plan, with any modifications approved by the Registrar of Titles; and
(c) be prepared and certified by a licensed surveyor in accordance with regulation 54 of the Licensed Surveyors (General) Regulations.
Merger by resolution of land that is common property — requirements for sketch plan
A sketch plan under Schedule 2A clause 21T(1)(b) must —
(b) show how the strata plan is to be amended as a consequence of the resolution; and
(c) comply with the requirements for a scheme plan or an amendment of a scheme plan, with any modifications approved by the Registrar of Titles; and
(d) be prepared and certified by the licensed surveyor who gives the certificate referred to in Schedule 2A clause 21T(1)(c).
Schedule 2A clause 21U(1)(b) requires the certificate of a licensed surveyor referred to in Schedule 2A clause 21T(1)(c) to comply with the regulations and Transfer of Land Act requirements for certification of amendments of scheme plans. Under regulation 14(1), a certificate in relation to an amendment of a scheme plan is required to be in the form required by regulation 54 of the Licensed Surveyors (General) Regulations.
Merger by resolution of land that is common property — surveyor’s certificate
(1) For the purposes of Schedule 2A clause 21U(4)(a), the following matters as to which a licensed surveyor is to certify under Schedule 2A clause 21U(3) are prescribed —
(a) the number of car parking bays and rights of vehicular turning and access to a street or parts of the common property;
(b) in the case of residential developments, rights to private open space for the occupiers of each of the lots;
(c) rights of pedestrian access to a street or parts of the common property;
(d) rights for access and use of storage areas, service areas, mail boxes and service meters;
(e) rights for service access.
(2) The matters must be certified having regard to —
(a) the provisions of the relevant local planning scheme or improvement scheme in force under the Planning and Development Act 2005; and
(b) the existing planning approval for the strata scheme; and
(c) any statutory easements or other provisions contained in the Act; and
(d) any short form easements or restrictive covenants of a kind referred to in Schedule 2A clause 21W that are to be created on registration of the notice of resolution.
(3) In the case of a residential development, any expression used in subclause (1) or (2) that is defined in the R‑Codes has the same meaning as it has in that document.
Merger by resolution of land that is common property — disposition statement
(1) For the purposes of Schedule 2A clause 21V(2), a disposition statement may be registered if —
(a) it is in an approved form; and
(b) it complies with the requirements for disposition statements specified in these regulations for the purposes of section 222.
(2) A disposition statement must include a certificate of a kind referred to in Schedule 2A clause 21T(1)(e) or 21V(3) if that is required by the approved form.
Conversion of strata scheme to survey‑strata scheme — survey‑strata plan
For the purposes of Schedule 2A clause 31E(1)(a)(i), the survey‑strata plan must —
(b) comply with the requirements under section 32 and these regulations for a scheme plan that is a survey‑strata plan.
Part 3 of these regulations specifies further requirements for a survey‑strata plan for the purposes of section 32.
Conversion of strata scheme to survey‑strata scheme — certificate of interest holders
A certificate under Schedule 2A clause 31E(1)(e) must be in an approved form.
Conversion of strata scheme to survey‑strata scheme — certificate of licensed surveyor
(1) For the purposes of Schedule 2A clause 31F(1)(b), a certificate under Schedule 2A clause 31E(1)(b) must be in the form required by regulation 54 of the Licensed Surveyors (General) Regulations.
(2) For the purposes of Schedule 2A clause 31F(3)(a), the following matters as to which a licensed surveyor is to certify under Schedule 2A clause 31F(2)(e) are prescribed —
(a) the number of car parking bays and rights of vehicular turning and access to a street or parts of the common property;
(b) rights to light and air;
(c) rights of support, or for an intrusion into another lot which constitutes a permitted boundary deviation before the conversion;
(d) in the case of residential developments, rights to private open space for the occupiers of each of the lots;
(e) rights of pedestrian access to a street or parts of the common property;
(f) rights for access and use of storage areas, service areas, mail boxes and service meters;
(g) rights for service access.
(3) The matters must be certified having regard to —
(a) the provisions of the relevant local planning scheme or improvement scheme in force under the Planning and Development Act 2005; and
(b) the existing planning approval for the strata scheme; and
(c) any statutory easements or other provisions contained in the Act; and
(d) any short form easements or restrictive covenants of a kind referred to in Schedule 2A clause 31G that are to be created on registration of the notice of resolution.
(4) In the case of a residential development, any expression used in subclause (2) or (3) that is defined in the R‑Codes has the same meaning as it has in that document.
Conversion of strata scheme to survey‑strata scheme — disposition statement
(1) For the purposes of Schedule 2A clause 31H(2), a disposition statement may be registered if —
(a) it is in an approved form; and
(b) it complies with the requirements for disposition statements specified in these regulations for the purposes of section 222.
(2) A disposition statement must include a certificate of a kind referred to in Schedule 2A clause 31E(1)(e) or 31H(3) if that is required by the approved form.
Action to be taken by Registrar of Titles
(1) For the purposes of Schedule 2A clauses 21J, 21Z(1)(a) and 31K(1)(a), the strata plan is to be amended in the manner the Registrar of Titles determines to be appropriate in the circumstances.
(2) In addition to amending the strata plan, the Registrar of Titles may make any other entries in the Register that the Registrar considers appropriate to give effect to a notice of resolution that is registered under Schedule 2A.
Insurance
Section 97(2) applies to any insurance a strata company is required to keep under Schedule 2A clause 53C or 53D in the same way as it applies to any insurance a strata company is required to keep under section 97(1).
Schedule 2 — Explanation of effect of section 47
[r. 57]
Enforcement of scheme by‑laws
(1) The strata company that has given you this notice is alleging that you have contravened the scheme by‑laws.
(2) Under the Strata Titles Act 1985 section 47, the State Administrative Tribunal (the Tribunal) has power to enforce scheme by‑laws.
Who can apply for enforcement of scheme by‑laws
(1) The following persons may make an application to the Tribunal for enforcement of scheme by‑laws —
(a) the strata company;
(b) an owner of a lot in the strata titles scheme;
(c) if the strata titles scheme is a leasehold scheme — the owner of the leasehold scheme;
(d) a mortgagee of a lot in the strata titles scheme;
(e) an occupier of a lot in the strata titles scheme.
(2) An application can only be made on the grounds that —
(a) the contravention has had serious adverse consequences for another person; or
(b) you have contravened the same scheme by‑law on at least 3 separate occasions; or
(c) you have been given this notice and have contravened the notice.
How this could affect you
(1) If an application is made to the Tribunal for enforcement of scheme by‑laws, the Tribunal has power to make any order it considers appropriate to resolve the by‑law enforcement proceeding.
(2) In particular, if the Tribunal is satisfied that you have contravened the scheme by‑laws, the Tribunal has power to make an order that requires you to do one or more of the following —
(a) pay a specified amount to the strata company by way of penalty for the contravention;
(b) take specified action within a period stated in the order to remedy the contravention or prevent further contraventions of the scheme by‑laws;
(c) refrain from taking specified action to prevent further contraventions of the scheme by‑laws.
(3) The maximum amount that the Tribunal can impose by way of penalty for the contravention is $2 000.
Schedule 3 — Provisions to be included in strata lease
[r. 61, 62, 63]
Division 1 — General
Preliminary
This strata lease applies to the following lots in leasehold scheme number [insert relevant leasehold scheme number] —
[insert relevant lot numbers]
The leasehold scheme number and the lots to which the strata lease applies should be inserted in clause 1. Under the Strata Titles (General) Regulations 2019, the strata lease is taken to be a separate strata lease for each of those lots.
Terms used
In this strata lease —
Act means the Strata Titles Act 1985;
leasehold scheme means the leasehold scheme described in clause 1;
lessee means the owner (as defined in section 3(1) of the Act) for the time being of the lot;
lessor means the owner (as defined in section 3(1) of the Act) for the time being of the leasehold scheme;
lot means a lot to which this strata lease applies (as specified in clause 1).
Lease of the lot
The lessor leases the lot to the lessee for the term of this strata lease.
Term of strata lease
This strata lease —
(a) commences when the lot is created on the registration of the leasehold scheme or an amendment of the leasehold scheme; and
(b) expires on the expiry day for the leasehold scheme as set out in the scheme notice registered for the scheme as a scheme document.
Covenants or conditions of strata lease
(1) This lease is subject to the covenants or conditions set out in Division 2, which forms part of this lease.
(2) If there is any inconsistency between the covenants or conditions set out in this strata lease, and the covenants or conditions that are allowed to be contained in this lease under section 52(1)(a) of the Act, the covenants or conditions that are allowed to be contained in this lease under section 52(1)(a) of the Act prevail to the extent of the inconsistency.
Special provision for conditional tenure land
(1) If the Land Administration Act 1997 section 75(3B) applies to the leasehold scheme, this strata lease is also subject to the condition referred to in section 75(3B)(b) of that Act.
(2) This clause is a fundamental covenant or condition.
Services of notices under strata lease
(1) Notices required to be served on the lessor under this strata lease must be served in accordance with section 216(3) of the Act.
(2) Notices required to be served on the lessee under this strata lease must be served in accordance with section 216(4) of the Act.
Division 2 — Covenants or conditions
Term used: designated event
In this Division —
designated event, in relation to the strata lease, means the occurrence of one of the following events (whichever occurs first) —
(a) the leasehold scheme expires;
(b) the leasehold scheme is terminated;
(c) the lessee surrenders the lot to the lessor;
(d) the lessor is entitled to re‑enter the lot under section 40(4)(a)(ii)(III) of the Act;
(e) the lessor is authorised to re‑enter the lot by order of the State Administrative Tribunal under section 54(3)(d) of the Act.
Compliance with legislation
(1) The lessor must comply with the Act.
(2) The lessee must comply with the Act.
(3) Subclause (2) is a fundamental covenant or condition.
Compliance with scheme by‑laws
Both the lessor and the lessee must comply with the scheme by‑laws for the leasehold scheme.
Requirement to maintain lot
(1) The lessee must maintain and repair the lot and keep it in a state of good condition.
(2) Reasonable wear and tear, and damage by fire, storm, tempest or act of God are excepted.
Requirement to notify lessor of structural damage
The lessee must serve notice on the lessor of any structural damage to the lot within 30 days of becoming aware of the damage.
Payment of rates and charges
(1) In this clause —
government charge means —
(a) a rate or service charge under the Local Government Act 1995; or
(b) any other tax, rate or charge imposed by a written law that —
(i) under a written law, is a charge on the lot; or
(ii) under a written law, is recoverable from the owner of land for the time being if land is transferred;
utility charge means a rate or charge for a utility service that, under a written law, is a charge on the lot.
(2) The lessee must ensure that —
(a) any government charge payable in respect of the lot is paid; and
(b) any utility charge payable for services provided to the lot is paid; and
(c) any government charge or utility charge the payment of which has been deferred or which is outstanding is paid before or immediately after a designated event occurs.
(3) Any accrued interest on a government charge or utility charge forms part of the charge and must also be paid.
Discharge of mortgages and removal of caveats
The lessee must ensure that —
(a) any mortgage of the lot is discharged before or immediately after a designated event occurs; and
(b) any caveat lodged against the lot is removed before or immediately after a designated event occurs.
Change in ownership details
If the lot is transferred, the lessee must serve notice in writing on the lessor of the following within 14 days after the transfer occurs —
(a) the name of the lessee;
(b) the address for service of the lessee.
Lease by lessee must be consistent with strata lease
(1) The lessee must ensure that any lease of the lot is not inconsistent with this strata lease.
(2) If this strata lease is amended, the lessee must ensure that any lease of the lot is amended to the extent necessary to ensure that it is not inconsistent with this strata lease.
Inspection of lot
(1) The lessor may enter the lot to inspect the lot only —
(a) with the consent of the lessee; or
(b) if the lessee does not consent, under the authority of an order of the State Administrative Tribunal that authorises the lessor to enter the lot to inspect the lot.
(2) The lessor may apply for an order referred to in subclause (1)(b) only if —
(a) the lessor has evidence that the lessee has failed to maintain and repair the lot and keep it in a state of good condition, or failed to notify the lessor of structural damage to the lot, as required by this strata lease; and
(b) the inspection is necessary to ascertain the state of repair of the lot.
Lessee to deliver vacant possession when leasehold scheme expires
The lessee must deliver vacant possession of the lot to the lessor when the leasehold scheme expires or if it is terminated.
[Schedule 4 deleted: SL 2025/182 r. 23.]
Schedule 5 — Fees payable to Registrar of Titles
[r. 169]
| Item | Matter | Fee ($) |
| 1. | (a) General fee for lodgement of any plan (including an amendment to a plan) | 350.00 |
| | (b) Additional fee for each lot shown on the plan, or for each area of common property in a survey‑strata plan, other than a lot that is proposed to be vested in the Crown under the Planning and Development Act 2005 section 152 | 93.00 |
| 2. | (a) General fee for lodgement of application to register a strata titles scheme | 216.60 |
| | (b) Additional fee for each lot in the strata titles scheme | 7.90 |
| 3. | Fee for lodgement of scheme by‑laws in connection with application to register strata titles scheme | 216.60 |
| 4. | (a) General fee for lodgement of strata lease in connection with application to register a leasehold scheme | 216.60 |
| | (b) Additional fee for each separate strata lease in the scheme (after the first strata lease) taken to be registered when the strata lease is registered as a scheme document | 7.90 |
| 5. | (a) General fee for lodgement of application to amend a strata titles scheme, being an application that amends a scheme plan | 216.60 |
| | (b) Additional fee for each new lot created by the amendment, other than a lot that is proposed to be vested in the Crown under the Planning and Development Act 2005 section 152 | 7.90 |
| 6. | Fee for lodgement of application to amend a strata titles scheme, being an application that does not amend a scheme plan | 216.60 |
| 7. | Fee for lodgement of disposition statement | 216.60 |
| 8. | (a) General fee under section 193(1)(f) for lodgement of application for termination of strata titles scheme | 216.60 |
| | (b) Additional fee under section 193(1)(f) for each lot in the strata titles scheme to be terminated | 7.90 |
| 9. | (a) General fee under section 193(1)(f) for lodgement of notice of expiry of a leasehold scheme | 216.60 |
| | (b) Additional fee under section 193(1)(f) for each lot in the leasehold scheme that expires | 7.90 |
| 10. | Fee for the issuing, by the Registrar of Titles, of a requisition in respect of a lodged plan | 141.10 |
| 11. | Fee for lodgement of any other application | 216.60 |
| 12. | Fee for lodgement of any notification | 216.60 |
| 13. | Fee for entering any notice or order | 216.60 |
| 14. | Fee for a procedure or function required or permitted to be done under the Act and not specified in this Schedule but which is specified in the Transfer of Land Regulations 2004 | The fee prescribed by those regulations |
| 15. | Fee for a procedure or function required or permitted to be done under the Act and not specified in this Schedule or in the Transfer of Land Regulations 2004 | The fee (if any) assessed by the Registrar of Titles (not exceeding the cost of providing the service) |
[Schedule 5 amended: SL 2020/76 r. 6; SL 2021/88 r. 6; SL 2022/62 r. 8; SL 2023/44 r. 8; SL 2024/83 r. 8; SL 2025/85 r. 8.]
Schedule 6 — Fees payable to Planning Commission
[r. 171]
| Item | Matter | Fee ($) |
| 1. | Fee for application for approval of strata plan under section 15(1) to give effect to a subdivision of land by a strata scheme (not being an amendment of a strata plan) — | |
| | (a) General fee for strata scheme with 2 to 5 lots | 656.00 |
| | (b) Additional per lot fee for strata scheme referred to in paragraph (a) | 65.00 |
| | (c) General fee for strata scheme with 6 to 100 lots | 981.00 |
| | (d) Additional fee for strata scheme referred to in paragraph (c) for each lot in excess of 5 lots | 43.50 |
| | (e) Fee for strata scheme with 101 or more lots | 5 113.50 |
| 2. | Fee for application for endorsement of the strata plan, or amendment of the strata plan, for a leasehold scheme under section 15(4) — | |
| | (a) General fee for leasehold scheme with up to 5 lots | 656.00 |
| | (b) Additional per lot fee for scheme referred to in paragraph (a) | 65.00 |
| | (c) General fee for leasehold scheme with 6 to 100 lots | 981.00 |
| | (d) Additional fee for scheme referred to in paragraph (c) for each lot in excess of 5 lots | 43.50 |
| | (e) Fee for leasehold scheme with 101 or more lots | 5 113.50 |
| 3. | Fee for application for approval of amendment of strata plan under section 15(1) to give effect to a subdivision of land by a strata scheme — | |
| | (a) General fee for strata scheme that will have 2 to 100 lots (after amendment) | 1 217.00 |
| | (b) Additional per lot fee for scheme referred to in paragraph (a) | 26.00 |
| | (c) General fee for strata scheme that will have 101 or more lots (after amendment) | 3 817.00 |
| | (d) Additional fee for scheme referred to in paragraph (c) for each lot in excess of 100 lots | 4.00 |
| | (e) Fee for amendment of strata scheme that consolidates lots into a single lot | 820.00 |
| 4. | Fee for application under section 20(1) for the approval of the Planning Commission to the making, amendment or repeal of leasehold by‑laws providing for the postponement of the expiry day of a leasehold scheme | 588.00 |
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Notes
This is a compilation of the Strata Titles (General) Regulations 2019 and includes amendments made by other written laws. For provisions that have come into operation see the compilation table.
Compilation table
| Citation | Published | Commencement |
| Strata Titles (General) Regulations 2019 | 31 Dec 2019 p. 4455-635 | r. 1 and 2: 31 Dec 2019 (see r. 2(a)) Regulations other than r. 1 and 2: 1 May 2020 (see r. 2(b) and SL 2020/39 cl. 2) |
| Lands Regulations Amendment (Fees and Charges) Regulations 2020 Pt. 3 | SL 2020/76 9 Jun 2020 | 1 Jul 2020 (see r. 2(b)) |
| Lands Regulations Amendment (Fees and Charges) Regulations 2021 Pt. 3 | SL 2021/88 18 Jun 2021 | 1 Jul 2021 (see r. 2(b)) |
| Lands Regulations Amendment (Surveys) Regulations 2021 Pt. 3 | SL 2021/151 31 Aug 2021 | 1 Sep 2021 (see r. 2(b)) |
| Lands Regulations Amendment (Fees and Charges) Regulations 2022 Pt. 4 | SL 2022/62 3 Jun 2022 | 1 Jul 2022 (see r. 2(b)) |
| Lands Regulations Amendment (Legal Profession) Regulations 2022 Pt. 3 | SL 2022/116 30 Jun 2022 | 1 Jul 2022 (see r. 2(b) and SL 2022/113 cl. 2) |
| Lands Regulations Amendment (Fees and Charges) Regulations 2023 Pt. 4 | SL 2023/44 19 May 2023 | 1 Jul 2023 (see r. 2(b)) |
| Lands Regulations Amendment Regulations 2024 Pt. 3 | SL 2024/18 21 Feb 2024 | 1 Mar 2024 (see r. 2(b)) |
| Lands Regulations (Community and Strata Titles) Amendment Regulations 2024 Pt. 3 | SL 2024/50 17 Apr 2024 | 18 Apr 2024 (see r. 2(b)) |
| Lands Regulations Amendment (Fees and Charges) Regulations 2024 Pt. 4 | SL 2024/83 29 May 2024 | 1 Jul 2024 (see r. 2(b)) |
| Lands Regulations (Community and Strata Titles) Amendment Regulations (No. 3) 2024 Pt. 3 | SL 2024/209 16 Oct 2024 | 17 Oct 2024 (see r. 2(b)) |
| Lands Regulations Amendment (Fees and Charges) Regulations 2025 Pt. 4 | SL 2025/85 11 Jun 2025 | 1 Jul 2025 (see r. 2(b)) |
| Lands Regulations (Community and Strata Titles) Amendment Regulations 2025 Pt. 3 | SL 2025/182 29 Oct 2025 | 30 Oct 2025 (see r. 2(b)) |
Defined terms
[This is a list of terms defined and the provisions where they are defined. The list is not part of the law.]
Defined term Provision(s)
2018 amending Act 172
2025 commencement day 90
2025 transitional period 97E(1)
4-year and 6-month transitional period 172
4-year transitional period 172
5-year and 6-month transitional period 172
5-year transitional period 172
6-month grace period 172
7-year and 6-month transitional period 172
Act Sch. 3 cl. 2
advisory service 107
affected person 107
agreed stage of subdivision 48
ancillary service 107
assistant strata community manager 3, 90
authorised scheme function 90
calendar year 3
Certificate IV in Strata Community Management 95(1)
class of vulnerable person 107
commencement day 3
community corporation 97B(1)
community titles scheme 97B(1)
condition report 77(1)
covenant area 22
covenantee 22
covenantor 22
covered items 77(1)
criminal record statement 90, 93(1)
designated event Sch. 3 cl. 8
designated strata company 79(1)
Diploma of Property (Agency Management - Strata) 95(1)
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