Skip to content
FairClaim

Owners Corporation or Strata Dispute? Levies, Records and Your Rights

Updated 26 June 2026 · FairClaim Guides

If you own a unit or apartment, your owners corporation (also called body corporate or strata) must manage money, levies, records and insurance according to law. When a levy looks wrong, records are withheld, or the manager is not acting properly, you can take the dispute to your state’s consumer body and tribunal (in Victoria, Consumer Affairs Victoria and VCAT).

What your owners corporation must do

  • Strike and spend levies properly, and keep maintenance and administrative funds as the law requires.
  • Give owners access to the owners corporation’s records and financial information within the required timeframe.
  • Disclose relevant matters such as insurance commissions, and act in the interests of owners.

Common strata disputes

  • A special levy you believe was struck improperly or without the right process.
  • A manager refusing or delaying access to financial records.
  • Money moved between funds without authority, or undisclosed commissions.
  • Common property repairs or maintenance not being carried out.

How to act

  1. Put your request or concern to the owners corporation or manager in writing, and keep a dated copy.
  2. Ask specifically for the records or the decision’s basis if that is the issue.
  3. If it is not resolved, apply to your state consumer body or tribunal (e.g. CAV / VCAT).
  4. State what you want: access to records, a levy corrected, or an order about the mismanagement.

How FairClaim helps

FairClaim helps you frame the issue against your state’s owners corporation law and drafts a structured complaint or application. Free to start.

Check your rights and build your complaint — free to start

Answer guided questions or just describe what happened. FairClaim checks your facts against the relevant law and drafts your complaint.

Start your strata / owners corporation complaint

Frequently asked questions

Can I get access to my owners corporation’s financial records?

Yes. Owners are generally entitled to inspect the owners corporation’s records and financial information within the timeframe set by your state’s law. A refusal or undue delay can be taken to your state body or tribunal.

I think a special levy was struck improperly — what can I do?

Levies must be struck following the correct process. If you believe a special levy was raised without proper authority or process, raise it in writing and, if unresolved, apply to your state tribunal to have it reviewed.

Which body handles strata disputes?

It depends on your state — for example Consumer Affairs Victoria and VCAT in Victoria, NSW Fair Trading and NCAT in New South Wales, the Body Corporate Commissioner in Queensland, and SAT in Western Australia.

What about undisclosed insurance commissions?

Owners corporation managers have disclosure obligations, including around insurance commissions. An undisclosed commission can breach those obligations and be raised with your state body or tribunal.

Related guides

This guide is legal information, not legal advice. It describes general rights under Australian consumer credit law and may not account for the specifics of your situation. For advice about your circumstances, contact a community legal centre, the National Debt Helpline (1800 007 007), or a qualified legal practitioner.