Rules
By-laws and breach notices
Review, draft or change a by-law and assess the rule, conduct, notices and enforcement step in question.
Strata legal advice
Strata lawyers in Sydney
Aquarius Lawyers advises Sydney lot owners, owners corporations and strata committees on by-laws, common property, meetings, levies, building defects and disputes. Start with the scheme records and the next decision date.
Send the strata plan, current by-laws, relevant minutes, notices and correspondence. Aquarius Lawyers will confirm conflicts, authority, availability and the proposed work in writing.
- Your role
- Lot owner, owners corporation or committee
- The issue
- By-law, common property, levy, defects or dispute
- Next date
- Notice, meeting, mediation or NCAT hearing
A written strata scope can set out
- Advice, drafting or representation included
- Documents, evidence and deadlines to be reviewed
- Professional fees, GST and likely external charges
This page covers strata law in Sydney and NSW. Aquarius Lawyers provides conveyancing across Australia. For property in another state or territory, explore our national conveyancing services or send a national property enquiry and select your property's jurisdiction. Aquarius Lawyers will confirm the available work and costs in writing.
Strata legal services
Legal help with by-laws, meetings, repairs and disputes
The strata plan, by-laws, meeting records and correspondence may all affect your matter. Tell Aquarius Lawyers which lot or common property is involved, who made the decision and what must happen next.
The plan, by-laws, resolutions, records and evidence need to identify the same scheme and issue.
Governance
Meetings, motions and resolutions
Check the agenda, motion, notice, voting material, minutes and authority behind the disputed decision.
Property
Common property, access and renovations
Identify the lot boundary, common property, proposed work, approvals, repair responsibility and access issue.
Finances
Levies, records and financial decisions
Organise levy notices, payment records, budgets, records requests, resolutions and the amount or process in dispute.
Defects
Building defects and repair claims
Connect defect reports, photographs, expert material, contracts, warranties, meeting records and notices to the claim.
Dispute
Mediation and NCAT proceedings
Identify the orders sought, mediation history, application, timetable, evidence and requested level of legal work.
Advice for each side of a strata matter
Who needs the legal advice?
Lot owners and owners corporations may rely on the same records but have different rights and duties. Tell Aquarius Lawyers who the client is and who has authority to give instructions.
Lot owner or occupier
Show how the scheme decision affects your lot or use.
Start with the strata plan, current by-laws, decision or notice, and the practical effect on the lot, common property or proposed work.
- Identify the scheme, lot and people involved.
- Send the by-laws, minutes, notices and correspondence.
- State the approval, repair, record, payment or order sought.
Owners corporation or strata committee
Show the authority and records behind the proposed action.
Start with the relevant resolutions, delegated authority, current by-laws and evidence supporting the next governance, repair or dispute step.
- Identify who is authorised to instruct Aquarius Lawyers.
- Send the agenda, minutes, resolutions and scheme records.
- State the notice, meeting, mediation or hearing deadline.
How the matter begins
Four steps to a written legal scope
Aquarius Lawyers first identifies the scheme, client, decision and deadline. The written scope will confirm whether advice, drafting, negotiation or representation is available.
Request a strata matter scope- 1
Identify the scheme and client
Provide the strata plan number, property address, affected lot and the person or entity seeking advice.
- 2
Send the relevant records
Include the strata plan, current by-laws, meeting papers, resolutions, notices, reports, correspondence and any NCAT documents.
- 3
Name the decision and deadline
Explain what happened, what result is sought and the next notice, meeting, mediation, application or hearing date.
- 4
Review the written scope
Check the available work, professional fees, GST, likely external charges, exclusions and responsibility for each next step.
Strata law questions
Answers before a meeting, notice or tribunal step
These answers are general. The scheme, parties, documents, evidence and accepted scope determine the advice for your matter.
What does a strata lawyer do in NSW?
A strata lawyer may advise on by-laws, common property, renovations, meetings, records, levies, building defects and disputes within a strata or community scheme. The work can include advice, drafting, negotiation, mediation preparation and an NCAT matter. Aquarius Lawyers confirms the documents and available work in writing before it begins.
Do Aquarius Lawyers act for lot owners and owners corporations?
Aquarius Lawyers considers enquiries from lot owners, owners corporations and strata committees. Identify the scheme, lot, parties and people already involved so the team can complete conflict and authority checks. Aquarius Lawyers must confirm that it is able to act before advice begins.
Can a strata lawyer prepare or review a by-law?
A strata lawyer may draft or review a by-law, motion and explanatory material for a proposed rule or exclusive-use arrangement. The proposed work, affected lot or common property, existing by-laws and meeting timetable should be checked together. Registration or other steps may be separate from the drafting work.
What happens before a strata dispute goes to NCAT?
NCAT states that NSW Fair Trading mediation is compulsory for most strata and community scheme disputes, subject to statutory exemptions. Keep the mediation material, by-laws, meeting minutes, notices, correspondence and evidence. Aquarius Lawyers will confirm whether advice, preparation or representation is available for your matter.
Can a strata lawyer help with building defects or common-property repairs?
A strata matter may require advice about repair responsibility, access, approvals, notices, contracts, warranties or a claim. Send the strata plan, reports, photographs, expert material, meeting records and correspondence. Building, engineering and quantity-surveying questions may require separate experts.
How much does a strata lawyer cost in Sydney?
The fee depends on the scheme, documents, parties, dispute stage and work requested. By-law drafting, document advice, negotiation, mediation, NCAT preparation and representation can involve different work. Ask for a written scope showing professional fees, GST, likely third-party charges and exclusions.
Content reviewer
Reviewed by Katherine Hawes
LLB, LLM · Principal Solicitor, Aquarius Lawyers
Katherine reviewed this page's strata by-law, governance, common-property, dispute and legal-scope information for Sydney clients.
Last reviewed 13 September 2026. General information only; obtain advice about your strata scheme, documents, facts and deadlines.