Annual general meetings, general meetings and committee meetings

In short

• Every scheme holds an annual general meeting (AGM), but the deadline differs. NSW: once in each financial year. QLD: within 3 months after the financial year ends. VIC, WA, TAS: no more than 15 months after the last one. ACT and NT: each financial or calendar year and within 15 months. SA strata corporations: every calendar year and within 15 months; SA community corporations: within 3 months after the financial year starts.
• Notice periods are minimums and are usually counted in clear days, so neither the day the notice goes out nor the meeting day counts. General meetings need at least 14 days in most places, 7 days in TAS (and 7 for NSW general meetings other than the AGM), 21 days in QLD, and 14 working days in the NT. Posted notices need extra time for delivery, and email works only where the owner has agreed to it or nominated an address for service.
• Owners can force a general meeting. The share needed ranges from one-fifth of the units (SA strata) to one-third of members by head count (TAS); most states use 25 per cent of lots or unit entitlement.
• Without a quorum the rules split: some states adjourn the meeting (NSW, QLD, SA), some let those present carry on (WA, ACT reduced quorum), and some allow only interim resolutions that owners can stop (VIC, NT). Tasmania has no fallback at all.
• Attending by phone or video is a right in WA and the NT, available if the owners corporation or body corporate authorises it in the ACT and QLD, provided for in VIC and NSW, arranged by the secretary or the articles in SA, and not mentioned in the Tasmanian Act.
• Minutes deadlines vary: 14 days in NSW for general meetings and 7 days for strata committee meetings, 14 days in the ACT, 21 days in QLD, none in VIC, WA, SA or TAS for ordinary minutes. A resolution passed at a meeting that broke the rules can often be set aside by the state's tribunal, commissioner or court.

How it works

A strata scheme makes its big decisions at general meetings of all the owners. The AGM is the one every scheme must hold each year: it receives the accounts, sets the budget and levies, checks the insurance and elects the committee. Any other general meeting is called an extraordinary general meeting (EGM) in QLD and WA, a special general meeting in VIC and TAS, and simply a general meeting elsewhere.

Between general meetings the committee runs the scheme. Each state gives it a different name: strata committee (NSW), committee (VIC, QLD, NT), council of owners or council (WA), management committee (SA), committee of management (TAS) and executive committee (ACT). The committee meets more often, on shorter notice, and can only make the decisions the law and the owners let it make.

Three things decide whether a meeting's decisions stand:

1. It was properly called. The right person or group called it, every owner got notice on time and in a way the law accepts, and the notice set out every motion to be decided (with the full text for special or unanimous resolutions in most states).
2. It was properly held. A quorum was present, the right person chaired, only eligible votes and valid proxies were counted, and only motions on the agenda were decided.
3. It was properly recorded. Minutes were taken and sent out on time.

When one of these goes wrong, an owner can usually ask the state's dispute body to declare the meeting or the resolution invalid. Most of these bodies can decline where the slip made no difference to the result, so not every error is fatal, but the risk is avoidable.

Voting thresholds and proxies are covered in Voting and proxies; budgets and levies set at the AGM are in Budgets and levies; the committee's own duties are in Self-managing committee duties; and the dispute process is in Disputes.

Common mistakes that leave a resolution open to challenge

These are the slips that most often end up before a tribunal. Whether a particular slip invalidates a particular resolution is for the state's dispute body to decide.

• Short notice. Counting the notice day or the meeting day, or posting without adding delivery time (in NSW and the ACT a posted notice is taken to arrive on the seventh working day after posting), or counting calendar days where the NT counts working days.
• Notice to the wrong place. Emailing owners who have not nominated or agreed to an email address for notices (NSW s 263, VIC, WA s 216, SA s 49).
• A motion not on the agenda. Deciding something raised on the day. Most states allow only motions set out in the notice, and special or unanimous resolutions need their full text in the notice.
• Missing statutory AGM items, such as the NSW Schedule 1 clause 6 matters, the QLD insurance review or the WA insurance certificates.
• Wrong or invalid proxies. Using a homemade form where the state prescribes one (NSW, VIC, QLD Form 6, ACT Form 2), counting a proxy past its expiry, or exceeding the cap one person may hold. See Voting and proxies.
• Counting votes that should not count, such as owners in arrears on ordinary motions, or proxies in a QLD committee election.
• No quorum, but business done anyway, or adjourned in a way the law does not allow (Tasmania has no fallback at all).
• The wrong person in the chair, such as a QLD manager chairing without being elected, or a chair using a casting vote where the law gives none (NSW).
• The committee deciding a general meeting matter, such as setting levies where the law reserves that to the owners. See Self-managing committee duties.
• Late or missing minutes, which in QLD and the NT also delays when owners can oppose a committee decision.

State by state

New South Wales

The owners corporation's meetings are run under Schedule 1 (general meetings) and Schedule 2 (strata committee meetings) of the Strata Schemes Management Act 2015.

When the AGM is due. Once in each financial year of the owners corporation; the Act sets no maximum gap between AGMs (s 18). The financial statements it receives must run to a date no earlier than 2 months before the meeting (s 92(2)).

What must be on the AGM agenda. Every AGM deals with the matters in Schedule 1 clause 6: which matters are reserved to a general meeting, preparing or reviewing the 10-year capital works fund plan, the annual fire safety statement (where the building needs one), building defects while the statutory warranty runs, utility supply agreements and environmental sustainability. The notice also carries motions to confirm the last minutes, adopt the financial statements, consider an auditor, consider office bearers' insurance and the particulars of each policy, set the number of strata committee members and elect them, consider the strata managing agent's commissions and training report, and decide how to deal with overdue contributions (Schedule 1 clauses 8 and 9). The administrative and capital works fund estimates and the contributions are also set at the AGM (ss 79 and 81). Any owner can require a motion to be included by written notice to the secretary (Schedule 1 clause 4), and only motions set out in the notice can be decided.

Calling a general meeting. Owners of lots with at least one-quarter of the aggregate unit entitlement can ask for one; the secretary must convene it as soon as practicable and within 14 days of receiving the request (s 19).

Notice. At least 14 days for an AGM and 7 days for any other general meeting (Schedule 1 clause 7). Counted as clear days, that is 15 and 8 calendar days. A posted notice is taken to be served on the seventh working day after posting (Interpretation Act 1987 s 76), and email counts only when sent to an address the owner has nominated for service of notices (s 263).

Quorum. At least one-quarter of the people entitled to vote on the motion, present in person or by proxy, or people holding at least one-quarter of the aggregate unit entitlement. Where there is more than one owner and that count would be fewer than 2, the quorum is 2 people. Someone who has voted, or will vote, by a permitted means other than in person counts as present. If there is no quorum within half an hour after the item arises, the chair adjourns for at least 7 days or declares those present a quorum; at the adjourned meeting, those present after half an hour are the quorum (Schedule 1 clause 17(2) to (5)).

Who chairs. The chairperson of the owners corporation presides. If the chairperson is absent, those present and entitled to vote (other than unfinancial owners) elect one of their number to preside (Schedule 1 clause 12(1) and (2)). The chair has no casting vote, so a tied vote is lost (Schedule 1 clause 12(3)). From 1 July 2025 the chair's functions include deciding quorum and procedural questions, making sure the agenda is followed, keeping order and encouraging fair discussion (s 42). The chair may rule a motion out of order if, carried, it would conflict with the Act or by-laws or otherwise be unlawful or unenforceable, or if it was not set out in the notice as the Act requires (Schedule 1 clause 19).

Phone, video and electronic voting. A meeting notice may specify another way of voting besides in person, such as voting by electronic means while taking part in the meeting, for example by video. The secretary must then take reasonable steps so that everyone entitled to vote can take part and vote, and people voting that way count as present for the quorum (Schedule 1 clauses 17(3) and 28; Strata Schemes Management Regulation 2016 cll 14 and 14B). Pre-meeting electronic voting is different: the owners corporation must first adopt it by resolution, voters get the electronic ballot at least 7 days before the meeting, the ballot closes 24 hours before it, and it cannot decide an election (Strata Schemes Management Regulation 2016 cll 14, 14A and 15).

Committee meetings. The secretary gives each strata committee member at least 3 days' notice, and gives notice to each owner, with a detailed agenda; in a scheme that is not a large strata scheme the notice to owners can go on the notice board (Schedule 2 clauses 4, 5 and 7). There is no short-notice exception. Quorum is at least half of the people entitled to vote on the motion, counted on the number of members last decided by the owners corporation (Schedule 2 clause 12). Any owner may attend a strata committee meeting but may speak only if the committee resolves to allow it (Schedule 2 clause 13). From 1 October 2026 every strata committee member must complete the training the Secretary of the Department requires, within the time the Secretary sets, or stops being a member (Strata Schemes Management Regulation 2016 cl 69, inserted by the Strata Schemes Management Amendment Regulation 2026).

Minutes. The two deadlines differ. Copies of general meeting minutes go to each strata committee member and each owner within 14 days after the meeting (Schedule 1 clause 22(2)). Copies of strata committee minutes, or of a resolution the committee passes, go out within 7 days (Schedule 2 clause 17(3)). In a large strata scheme (more than 100 lots, not counting utility and parking lots), owners get a copy only if they ask within that 14 or 7 days (s 6; same clauses). The NSW Government's meetings page gives a single "within 7 days" for all minutes, but the Act sets 14 days for general meetings. The secretary also puts the minutes up for confirmation at the next meeting (s 43(a)), and minutes are kept for 7 years (s 180). Owners can inspect the owners corporation's records, including minutes, by written request with the prescribed fee (s 182).

Challenging a resolution. NCAT can invalidate a resolution or election made at a meeting where the Act or regulations were not complied with. It may refuse only if the failure did not adversely affect anyone and compliance would not have changed the result (s 24).

Pending change. The Strata Schemes Legislation Amendment (Miscellaneous) Bill 2026, passed by the Legislative Assembly and before the Legislative Council, would move meeting procedures into regulations and exempt two-lot schemes from meetings. It is not law yet.

Victoria

The Owners Corporations Act 2006 applies. Two-lot and services-only owners corporations are exempt from the AGM and most meeting rules (ss 7A and 8).

When the AGM is due. In any financial year in which the owners corporation receives or pays out money, and no more than 15 months after the last AGM (s 69).

What must be on the AGM agenda. The AGM elects the committee (where the owners corporation affects 10 or more lots) or a chairperson and secretary; deals with the manager's appointment where relevant; reviews insurance; receives the financial statements, any audit or review report and the proposed budget; considers delegations; and receives reports on the maintenance plan, any valuation, the committee's activities, the manager (trust money, indemnity insurance and commissions), complaints and disputes, and any penalty interest waived (ss 71 and 115; s 126). The previous AGM's minutes go out with the notice and are tabled (ss 71(2)(i) and 72(2)(h)).

Calling a general meeting. A special general meeting can be convened by the chairperson, the secretary, the manager in some cases, or a lot owner nominated by owners whose lot entitlements total at least 25 per cent of all lot entitlements (s 74). The person convening it prepares the agenda (s 75).

Notice. Written notice to every lot owner at least 14 days before an AGM (s 72(1)) or special general meeting (s 76(1)); FairLot allows 15 calendar days so that 14 clear days pass. Notice goes by email only to owners who have agreed to receive notices that way (Electronic Transactions (Victoria) Act 2000 s 8).

Quorum. At least 50 per cent of the total number of lots or, failing that, 50 per cent of the total lot entitlement, counting those present in person, by teleconference or by proxy (s 77). Without a quorum the meeting can go ahead, but its resolutions are only interim. Owners must get the minutes within 14 days, and an interim resolution takes effect 29 days after it is made unless a special general meeting is called in that time. A special or unanimous resolution cannot be made this way (s 78).

Who chairs. The lot owners present may elect one of their number or the manager to chair. If they do not, and the chairperson of the owners corporation is present, the chairperson chairs (s 79).

Phone and video. An owner may take part in person, by teleconferencing in accordance with the regulations, by proxy or in another way the regulations allow (s 80(1)). The regulations say an owner taking part by teleconferencing may use videoconference facilities (Owners Corporations Regulations 2018 reg 7A). Someone taking part by teleconference is treated as present in person (s 89(6)).

Committee meetings. A meeting can be called by the owners corporation, the committee, the committee's chairperson or secretary, the manager or a delegate (s 108). Members get at least 3 business days' written notice, or the period the owners corporation has set, with the agenda and the last minutes (s 109). Quorum is at least half the members. Members may join by teleconference, and the chair has a casting vote. Committee members may also use videoconference facilities (Owners Corporations Regulations 2018 reg 9A). Without a quorum, an interim resolution needs confirming at the next quorate meeting or by ballot (s 112). Owners have no right to notice of committee meetings, and the Act gives them no right to attend as observers, so that is left to the committee and the rules.

Minutes. The owners corporation must keep minutes of general meetings with set contents (s 81). There is no general deadline to send them: the last AGM's minutes go out with the next AGM notice, and interim resolution minutes within 14 days (ss 72(2)(h) and 78). The committee secretary keeps committee minutes, and any member of the owners corporation may inspect them (s 114). Owners can inspect all the records free of charge at any reasonable time (ss 144 and 146).

Challenging a resolution. VCAT can make any order it considers fair in an owners corporation dispute, including orders requiring a party to do or not do something and to comply with the Act, the regulations or the rules (s 165(1)). Section 165 has no express power to declare a resolution void, but any VCAT member can make a declaration in a proceeding under the Act (note to s 165; Victorian Civil and Administrative Tribunal Act 1998 Schedule 1 clause 51AD), and VCAT decides in each case what order fits a resolution made at a non-compliant meeting. The internal dispute process in the rules usually comes first.

Watch. A further reform tranche flagged for 2027 would lift AGM notice to 21 days. It is not law yet.

Queensland

The Body Corporate and Community Management Act 1997 and the scheme's regulation module apply. This section describes the Standard Module, which covers most schemes; the Accommodation and Commercial Modules are similar, the Small Schemes Module is lighter, and a specified two-lot scheme holds no meetings at all (decisions are written lot owner agreements, Act ss 111D to 111H).

When the AGM is due. Within 3 months after the end of each financial year (Standard Module s 83). Before the year ends, the secretary invites committee nominations and owners' motions, which close at the end of the financial year (ss 16 and 86).

What must be on the AGM agenda. Confirm the last general meeting's minutes (s 93); the statement of accounts and the auditor, or for a basic scheme the prescribed no-audit special resolution (ss 175 and 176); the administrative and sinking fund budgets and contributions (ss 160 to 162); a review of each insurance policy with full disclosure and the latest valuation (s 196); the register of reserved issues (s 230(3)); owners' motions received by the year end, exactly as submitted (ss 86 and 88); and the committee election, held last (s 13). The AGM after the first AGM also considers a defect assessment motion (s 181). Only motions on the agenda and voting paper can be decided (s 107(6)).

Calling a general meeting. Owners of at least 25 per cent of the lots may require an extraordinary general meeting by signed notice. It must be called within 14 days and held within 6 weeks; if it is not called in time, the signatories can ask another committee member, who must call it within 14 days (ss 84 and 85).

Notice. A general meeting is held at least 21 days after notice is given (s 91); FairLot allows 22 calendar days. A posted notice counts from when it would be delivered (Acts Interpretation Act 1954 s 39A). An owner may nominate an email address as part of their address for service, and doing so is consent to being given documents by email; notices then go to the address for service (Standard Module ss 216 and 218).

Quorum. At least 25 per cent of the voters, or a lower minimum of 10 to 25 per cent set by special resolution. Voters count as present if there personally, by proxy, or by a hard copy or electronic vote cast before the meeting. Where there are 3 or more voters, at least 2 must be present personally (s 99). Without a quorum within 30 minutes the meeting stands adjourned to the same time and place a week later, where those present form a quorum if the chairperson is there personally (s 100).

Who chairs. The chairperson chairs every general meeting they attend. Otherwise the voters present elect someone, with that person's consent. A body corporate manager acting under an authorisation may advise the chair but may not chair unless elected or the only person forming a quorum at an adjourned meeting (s 97). The chair may rule a motion out of order, with reasons recorded in the minutes (ss 98 and 117).

Phone, video and electronic voting. The body corporate may decide by ordinary resolution that a voter who can cast a vote at the meeting electronically, for example by teleconference or video, is present personally (s 99(2)). Electronic voting on motions needs its own ordinary resolution and a secure system (s 106).

Committee meetings. Members get written notice at least 7 days before (FairLot allows 8 calendar days), or 2 days if every voting member has agreed, and owners who have not opted out get advice of the meeting and the agenda (s 55). Quorum is at least half the voting members (s 60). The chairperson chairs (s 59). Members may attend electronically if the committee authorises it (s 61). Any owner, or an owner's representative, may attend as an observer by giving the secretary written notice at least 24 hours before, in person or by an electronic means the committee has authorised, and may only speak if invited; the committee can ask them to leave for items such as a by-law breach (s 63). Owners of half the lots can oppose most committee decisions within 7 days of receiving the minutes (s 72).

Minutes. Full and accurate general meeting minutes, with set contents including the votes for, against and abstaining, go to every owner within 21 days (s 117). Committee minutes go to each committee member and each owner who has not opted out within 21 days (s 71). An owner can obtain access to or copies of body corporate records within 7 days of a written request with the prescribed fee (Act s 205).

Challenging a resolution. An adjudicator from the Office of the Commissioner for Body Corporate and Community Management can declare a committee or general meeting void for irregularity, or declare that a resolution was at all times void (Act Schedule 5 items 7 and 8).

Western Australia

The Strata Titles Act 1985 applies. The strata company acts through its council. A 2-lot scheme need not hold AGMs unless its by-laws say so (s 127(2)).

When the AGM is due. Once in each 12 month period and not more than 15 months after the last one; the first AGM is within 3 months of registration (ss 77 and 127).

What must be on the AGM agenda. Three statutory items: the election of council members, consideration of the accounts, and copies of the current insurance certificates and schedules (s 127(3)). The budget is submitted to the AGM (s 102), and a designated scheme's 10 year plan feeds into it. Anything else is special business, and the notice must state its general nature (s 129(2)(c)). An owner who gives a council member written notice of an item more than 14 days before the meeting has it put on the agenda as special business (s 129(4); Landgate fact sheet).

Calling a general meeting. Owners with 25 per cent or more of the unit entitlements may request an EGM in writing. If the council takes no steps to convene it within 21 days, those owners, or any of them with more than 50 per cent, may convene it, and it must be held within 3 months of the request (s 128).

Notice. At least 14 days to every owner and every first mortgagee who has notified the strata company, stating the date, time and venue, the AGM items, the general nature of special business and each method of voting the strata company accepts, including electronic (s 129(1) and (2)). Counted in clear days, FairLot allows 15 calendar days. Accidentally missing an owner does not invalidate the meeting (s 129(3)). A posted notice is served when it would arrive in the ordinary course of post (Interpretation Act 1984 s 75), and email counts only where it is the owner's address for service or the by-laws allow it (s 216).

Quorum. People entitled to cast the votes of 50 per cent of the lots (both lots in a 2-lot scheme), proxies included. If there is no quorum 30 minutes after the start time, those present and entitled to vote are the quorum for that meeting, except in a 2-lot scheme (s 130).

Who chairs. Under the default governance by-laws, the chairperson of the council is also the chairperson of the strata company (Schedule 1 by-law 7(1)), so presides at general meetings. A general meeting may authorise someone who is not an owner, such as a strata manager, to act as chairperson for that meeting (by-law 7(2) and (3)). A scheme can replace these by-laws with its own registered governance by-laws, so check the scheme's by-laws first. The chair may adjourn with the meeting's consent, and an adjourned meeting deals only with unfinished business (s 132(1)).

Phone and video. Anyone entitled to attend, including a proxy, may attend and vote by telephone, video link, internet or similar means, subject to the scheme by-laws and provided the facilities are not an unreasonable burden on the strata company, and is taken to be present (s 131).

Council meetings. Under the default by-laws the council sets its own procedure, but any member can require a meeting by giving the others at least 7 days' notice with the reason (Schedule 1 by-law 8(2)(a)). Quorum is 2 for a council of 3 or 4, 3 for 5 or 6, and 4 for 7, and matters are decided by simple majority (by-laws 4 and 8(1)). The council chairperson presides, or the members present appoint one of their number (by-law 6(4)). Owners are not entitled to notice of council meetings.

Minutes. The secretary prepares and distributes minutes and moves their confirmation at the next meeting (Schedule 1 by-law 9(a)); the Act sets no deadline. Minutes are kept for 7 years (20 for records of special, unanimous and without dissent resolutions) (s 104; reg 83). A 2-lot scheme need not keep minutes. An owner who applies to inspect records must be given a time within 10 days (ss 107 and 109).

Challenging a resolution. The State Administrative Tribunal can declare that a decision or resolution of a strata company, or an election of a council member or officer, is or is not invalid (s 199(3)(d) and (e)), and can make orders under s 200, including authorising someone to convene and preside at a meeting.

South Australia

Strata corporations are governed by the Strata Titles Act 1988 and community corporations by the Community Titles Act 1996. Both Acts are current in the version from 9 December 2021; the recent reforms are in the regulations (Strata Titles Regulations 2018, version of 1 September 2026, and the new Community Titles Regulations 2026). The rules below are for strata corporations, with community differences noted.

When the AGM is due. A strata corporation holds an AGM in every calendar year and no more than 15 months after the last (s 33(4)). A primary community corporation holds it within 3 months after the start of each financial year, 6 months for a secondary or tertiary corporation (Community Titles Act s 82).

What must be on the AGM agenda. Confirm the last minutes; present the accounts, the statement of estimated expenditure and contributions, and the reserve estimate; present the plan of non-recurrent (sinking fund) expenditure where there are 7 or more units; fix the contributions; present the insurance policies; make or revoke the appointments of the presiding officer, secretary and treasurer and any other appointments; report the number and nature of dispute applications to the court; deal with any body corporate manager contract; and set controls on spending by delegates (ss 33(4b) and 33A; Strata Titles Regulations 2018 rr 15(1) and 16). The non-recurrent expenditure plan covers 3 years for 7 to 20 units and 5 years for more than 20, and is not needed where the common property is insured for $200,000 or less (r 16). A community corporation also appoints an auditor unless exempt (Community Titles Act s 138).

Calling a general meeting. The secretary or any two management committee members can convene one, and so can the unit holders of at least one-fifth of the units, by giving 14 days' written notice themselves (s 33(2) and (3)). In a community scheme, members holding 20 per cent of the lots or of the lot entitlements can do the same (Community Titles Act s 81(1) and (2)). A strata manager may send notices but cannot call the meeting (Law Handbook).

Notice. Written notice at least 14 days before the meeting, setting out the agenda, which includes the text of any special or unanimous resolution (s 33(3), (4a) and (4b); Community Titles Act s 81(2), (4) and (5)); FairLot allows 15 calendar days. A posted notice counts only from when it would be delivered (Legislation Interpretation Act 2021). Notices go by email only to an owner who has consented to receive documents by email, at the address given for that purpose (s 49(1)(c)).

Quorum. People entitled to vote for at least half the units, present in person, by proxy or remotely (community: half the people entitled to attend and vote, ignoring fractions, plus one, Community Titles Act s 83(4)). If there is no quorum within 30 minutes, those present set a day 7 to 14 days later and the secretary notifies it; at the adjourned meeting, those present and entitled to vote are the quorum (s 33(5) to (7); Community Titles Act s 83(5) and (6)).

Who chairs. The presiding officer chairs, and must be a unit holder unless every unit is non-residential (s 23(1)(a) and (1a)). If absent, the people present and entitled to vote may appoint another person present. A body corporate manager or its employee may chair only if a majority of those present and entitled to vote agree, and must first disclose the proxies they hold (s 33(8) and (9); Strata Titles Regulations 2018 r 15(2) and (3); Community Titles Act s 83(1), (3) and (3a)).

Phone and video. A unit holder may attend and vote by telephone, video link or internet if the articles provide for it, or if they ask the secretary in writing and the secretary arranges it, but the corporation is not obliged to provide the facilities (s 33(11); Strata Titles Regulations 2018 r 15(4); Community Titles Act s 83(6a)). An absentee vote can be given to the secretary in writing at least 6 hours before the meeting (s 34; Community Titles Act s 84(11)).

Committee meetings. A management committee is optional. A majority decision at a committee meeting counts as the committee's decision when every member was given at least 3 days' notice; there is no short-notice exception. Quorum is half the members, ignoring fractions, plus one (s 35(4) to (4b)). The committee must keep minutes (s 35(8)). Owners get no notice of committee meetings. A community committee meeting also needs 3 days' written notice with the agenda, and the committee can decide in writing if a majority agree within 7 days (Community Titles Act ss 93(2) and (4) and 94(2) and (6)).

Minutes. The secretary prepares and distributes minutes and puts them up for confirmation at the next general meeting; there is no deadline. Minutes are kept for 30 years (s 40(1)(d); Strata Titles Regulations 2018 rr 10(1)(a) and 30; Community Titles Regulations 2026 r 29). On application by an owner, a mortgagee or a prospective buyer, the corporation must within 5 business days give copies of up to 2 years of general meeting and committee minutes and make the minute books and accounting records available for inspection (s 41(1); Community Titles Act s 139(1)). An owner pays no fee to inspect and $10 for copies (Strata Titles Regulations 2018 r 31).

Challenging a resolution. Disputes, including claims that the Act or articles were breached or a decision is unreasonable, go to the Magistrates Court (s 41A), which decides on the merits without regard to technicalities. The court can also declare whether a decision of the corporation is valid, and vary or reverse it (s 41A(9)). Community corporations have a similar process under Part 14 of the Community Titles Act (s 142). Neither Act sends these disputes to SACAT.

Tasmania

The Strata Titles Act 1998 applies. Its meeting rules are brief.

When the AGM is due. Within 15 months after the last AGM. The original proprietor calls the first one within 3 months after the strata plan is registered or when half the lots are sold, whichever is earlier (s 75(1) and (2)).

What must be on the AGM agenda. The Act lists no compulsory AGM items. In practice the AGM usually levies contributions, which the Recorder of Titles expects to be properly resolved at a general meeting (s 83), fixes any interest rate on overdue contributions (s 84), and confirms exclusive use by-laws that would otherwise lapse after 5 years (s 94(8) and (9)).

Calling a general meeting. Members making up at least one-third of the total number of members (counted by head, not unit entitlement) can require a special general meeting, which the committee or secretary must then call (s 75(3)). No deadline is set. If a required meeting is not held, an owner can apply to the Recorder of Titles, who can appoint someone to convene it and preside (s 128).

Notice. Written notice at least 7 days before a general meeting, stating the date, time, place and nature of the business, and the full terms of any unanimous resolution (s 75(4)). Counted in clear days, FairLot allows 8. A posted notice counts from when it would be delivered (Acts Interpretation Act 1931 ss 29(2) and 30).

Quorum. A majority of the total number of members, counted by head, unless the scheme's registered by-laws say otherwise (Schedule 1 model by-law 10). There is no adjournment fallback: without a quorum the meeting cannot do business and must be called again.

Who chairs. The body corporate must appoint a chairperson, secretary and treasurer (s 71(5)), but neither the Act nor the model by-laws in Schedule 1 say who presides at a general meeting. A scheme can deal with it in its own by-laws.

Phone and video. Neither the Act nor the Schedule 1 model by-laws provide for remote attendance. Schemes that want it rely on their own by-laws.

Committee meetings. A committee of management is optional: at least 3 owners, appointed by ordinary resolution. The Act sets no notice period and gives owners no right to notice. Quorum is a majority of all committee members, and decisions need a majority of the members present (s 79).

Minutes. The committee must keep proper minutes and make them available to any member on request (s 79(6)). The Act sets no deadline for general meeting minutes. If records are wrongly withheld, the Recorder can order them made available (s 118).

Challenging a resolution. The Recorder of Titles can invalidate a resolution or election where the Act or by-laws were not followed in calling or conducting the meeting, unless the failure prejudiced no one or the result would have been the same. The application must be made within 30 days after the meeting (s 123).

Watch. The Draft Strata Titles Amendment Bill 2026, released for consultation, would change quorum, proxies and records. It is not law.

Australian Capital Territory

The Unit Titles (Management) Act 2011 applies; general meetings are in Schedule 3 and executive committee procedure in Schedule 2.

When the AGM is due. In each financial year and, after the first, within 15 months of the last, whichever comes first; the first AGM is within 3 months after the units plan is registered (sch 3 ss 3.2 and 3.3).

What must be on the AGM agenda. The financial statements, with any audit; insurance details, including commissions and any recent valuation; the general fund budget and contributions; sinking fund contributions and the sinking fund plan when due; the maintenance plan; structural defects; fire safety; delegations; the number of executive members and their election; maintenance issues; insurance claims; motions on notice; and general business (sch 2 ss 2.2 and 2.3; s 75; Meeting Agenda Guidelines 2023, NI2023-528).

Calling a general meeting. The executive committee can call one at any time. It must hold one within 28 days of receiving a written request, stating the matters, from owners entitled to vote on all motions whose units hold at least one-quarter of the total unit entitlement (sch 3 s 3.5).

Notice. To every member and mortgagee's representative, so it would reasonably be received at least 14 days before the meeting, or 21 days if a motion needs an unopposed or unanimous resolution (sch 3 s 3.6). An emailed notice is presumed received when sent, a posted one on the seventh working day after posting (Legislation Act 2001 s 250; Evidence Act 2011 s 160). Each notice tells the owner whether each of their units can vote and why not, and carries the approved Form 2 proxy and an absentee voting paper (sch 3 s 3.7). If someone did not get proper notice, the meeting is not automatically invalid, but they can ask for an adjournment before it starts and the chair may grant one (sch 3 s 3.8).

Quorum. Worked out for each motion: people entitled to vote on it, present in person or by proxy, for at least half the units (one-third in a retirement village). Absentee votes do not count. If there is no quorum within 30 minutes, 2 or more voters present form a reduced quorum; its decisions take effect 28 days later once notified on the approved form within 14 days, unless a majority petition disallows them (sch 3 ss 3.9 to 3.12).

Who chairs. The executive committee's chairperson, unless absent or unwilling; then those present and entitled to vote elect someone present and entitled to vote (sch 3 s 3.13). The chair has a deliberative vote and, on an equality, a casting vote, unless there are only 2 members (sch 3 s 3.30).

Phone and video. The owners corporation may authorise a meeting to be held by phone, internet or any method that lets members hear each other, and those taking part are present for all purposes (sch 3 s 3.1(2) and (3)). Pre-meeting electronic voting needs a general meeting to adopt it first and never applies to elections (sch 3 s 3.31A).

Committee meetings. Any executive member can call a meeting by giving each other member at least 7 days' written notice of the business, time and place (sch 2 s 2.8(2)). The committee may authorise meetings by phone or internet (sch 2 s 2.8(3) and (4)). Quorum is more than half the members (sch 2 s 2.9). Owners are not given notice.

Minutes. The executive committee keeps minutes of its own and of general meetings, including who attended remotely and details of proxies and absentee votes, and gives every owner a copy within 14 days. Records are kept at least 7 years and copies made available on request (sch 2 s 2.1). Requests to inspect records are dealt with within 14 days (s 120A).

Challenging a resolution. ACAT can declare a general meeting or executive committee meeting, or a resolution of one, void for irregularity, and can also repeal or amend a resolution after a merits review (s 129(1)(e) and (f)).

Watch. A bill before the Assembly since 17 September 2026 would cut the quorum to one-quarter of units and count absentee votes towards it. It is not law.

Northern Territory

Schemes registered under the Unit Title Schemes Act 2009 follow a management module in the Unit Title Schemes (Management Modules) Regulations 2009. This section describes Module 2 (standard schemes). Module 3 (small schemes) is lighter, and older plans under the Unit Titles Act 1975 have similar rules.

When the AGM is due. At least once every calendar year and within 15 months after the last AGM, whichever is earlier (Module 2 cl 29). The original owner calls the first AGM within 3 months after the scheme statement is registered (cl 26).

What must be on the AGM agenda. Elect the committee; consider engaging a body corporate manager (even where there is none); consider the annual financial statement; approve the budget for the next year; and review delegations (cl 30). The financial statement and proposed budget go out with the notice (cl 32(2)(c)).

Calling a general meeting. The chairperson, the secretary or the body corporate manager can call one, and so can a voter nominated by voters together holding at least 25 per cent of the total interest entitlements, who gives the notice directly (cl 31).

Notice. At least 14 working days' written notice, or 21 working days where a resolution without dissent, a unanimous resolution or a scheme termination motion is proposed; the notice sets out the full text of any special resolution (cl 32). FairLot allows 28 calendar days for 14 working days. Posted notices need extra days for delivery (Interpretation Act 1978 ss 25 and 28).

Quorum. Voters for units holding at least 50 per cent of the total interest entitlements, present in person, by teleconference or by proxy (cl 33). Without a quorum the meeting may go ahead, but it can pass only ordinary resolutions, and only as interim resolutions, which take effect 29 working days after the meeting unless a further general meeting is called in that time (cl 34). The minutes and interim resolutions go to every voter within 14 working days.

Who chairs. The chairperson of the committee chairs. If unable to, those present with the right to vote elect a voter present or the body corporate manager (cl 37). The chair has a casting vote on an equality for an ordinary resolution (cl 38).

Phone and video. Anyone entitled to vote may attend and take part by teleconferencing, which includes telephone, computer or video; the secretary must arrange it on request, and the person is taken to be present (cl 35).

Committee meetings. The secretary gives each member written notice of the date, time, place and agenda at least 5 working days before (cl 13). Quorum is at least half the members, counting those on teleconference; without one, decisions are interim and go to members on a voting paper (cls 14 and 15). Members may attend by teleconference, arranged by the secretary on request (cl 16), and the committee chairperson chairs (cl 18). Owners get no notice, but the committee can act on a decision only after 7 working days from when the minutes go out, during which owners with 50 per cent of the interest entitlements can lodge a notice of opposition (cls 21 and 22).

Minutes. The committee secretary keeps minutes and gives a copy to every owner and other voter within 21 working days (cl 20). General meeting minutes have no deadline except after a meeting without a quorum. Records are kept for 7 years, and an owner gets access within 10 working days of an application on the committee's form with a $30 fee or a request to waive it (Act s 81; Module 2 cls 57 and 58).

Email notices. Neither the Unit Title Schemes Act 2009 nor Module 2 says how notices are given to owners, so email depends on the general law, under which a notice in writing can be given electronically only where the owner has consented (Electronic Transactions (Northern Territory) Act 2000). Keep a record of each owner's consent.

Challenging a resolution. A unit owner can take a dispute to NTCAT, including a claim that a decision is unreasonable, oppressive or unjust or that the Act was contravened; NTCAT can confirm, vary or reverse a decision of the body corporate or committee (Act ss 84 to 86).

If it goes wrong: where to get help

State	Contact first	Who decides disputes
NSW	NSW Fair Trading, strata (mediation)	NCAT, strata schemes
VIC	Consumer Affairs Victoria, owners corporations and the owners corporation's internal dispute process	VCAT, owners corporations
QLD	Office of the Commissioner for Body Corporate and Community Management (conciliation)	Commissioner's adjudicator; appeals on a question of law to QCAT
WA	Landgate, strata and community titles	State Administrative Tribunal, strata titles
SA	Law Handbook, strata titles and Consumer and Business Services	Magistrates Court (CourtSA)
TAS	Recorder of Titles, strata title FAQs	Recorder of Titles; appeals to TASCAT
ACT	Access Canberra	ACAT, unit titles disputes
NT	NT Government, dealing with a body corporate	NTCAT

The steps, time limits and evidence for each are in Disputes.

How FairLot helps

• Meetings and notices drafts AGM, general and committee meeting notices with the notice period for your state and scheme type already worked out in calendar days, a statutory AGM agenda you can edit, and minutes, with each held meeting given its minutes deadline.
• Voting and resolutions records ordinary and special resolutions, proxies and timed polls, with an automatic result record.
• Statutory forms fills in proxies and voting papers for your state from your records, and links the official form where the law requires it.
• Compliance calendar shows when the next AGM is due under your state's rule, before it bites.
• Documents, the Owner portal and the Audit trail keep notices and minutes where owners can see them, with who sent what and when.

FairLot is software. The committee calls and runs its own meetings, and the chair and the owners make every decision.

Common questions

How long after the end of the financial year do we have to hold the AGM?

Only QLD (3 months after the year ends) and SA community corporations (3 months after the new year starts) tie it directly to the year end. NSW requires one in each financial year. VIC, WA, TAS, the ACT, the NT and SA strata corporations limit the gap to 15 months since the last AGM, with the ACT and NT also requiring one each financial or calendar year.

Can owners call a meeting if the committee won't?

Yes, in every state. The trigger is 25 per cent of unit entitlement in NSW, the ACT and WA; 25 per cent of lots in QLD; 25 per cent of lot entitlements in VIC; 25 per cent of interest entitlements in the NT; one-fifth of the units in SA strata schemes (20 per cent of lots or entitlements in community schemes); and one-third of members by head in TAS. In VIC, SA and the NT the owners' nominee can send the notice themselves.

Does email count as giving notice?

Only where the owner has agreed to it or nominated an email address for notices, in most states (NSW, VIC, WA, SA). In the ACT an emailed notice is presumed received when sent. Check your state's section above, and keep a record of each owner's consent.

Can I attend the AGM by Zoom?

In WA and the NT you have a right to, subject to WA by-laws and reasonable cost. In VIC owners may join by teleconference under the regulations. In NSW the notice can specify electronic participation. In QLD and the ACT the owners must first authorise it by resolution. In SA it depends on the articles or the secretary's arrangement. The Tasmanian Act does not deal with it.

What happens if not enough owners turn up?

It depends on the state. NSW and QLD adjourn (NSW also lets the chair declare those present a quorum), and SA adjourns 7 to 14 days. WA and the ACT let those present continue (the ACT's reduced quorum decisions take effect only after 28 days). VIC and the NT allow interim resolutions that owners can stop by calling another meeting. Tasmania has no fallback, so the meeting has to be called again.

Can owners sit in on committee meetings?

In NSW owners can attend but need permission to speak. In QLD an owner can observe after giving the secretary 24 hours' written notice and may speak only if invited. The other states give owners no right to notice of committee meetings, though owners receive or can inspect the minutes.

Who chairs if the chairperson is away?

In every state the meeting chooses someone. VIC and QLD let the meeting elect the manager in some cases, WA can authorise a non-owner by resolution, SA allows the manager only with majority agreement, and the NT lets the meeting elect the body corporate manager.

When do we have to send out the minutes?

NSW: general meetings 14 days, committee 7 days. QLD: 21 days for both. ACT: 14 days for both. NT: committee minutes 21 working days. VIC, WA, SA and TAS set no general deadline, though VIC sends the last AGM minutes with the next AGM notice.

A resolution was passed at a meeting with short notice. Is it automatically invalid?

Not automatically. An owner has to apply to the state's dispute body (NCAT, VCAT, an adjudicator in QLD, SAT, the SA Magistrates Court, the Recorder of Titles in TAS, ACAT or NTCAT), and several of them can decline where the error made no difference to the result. In Tasmania the application must be made within 30 days after the meeting. See Disputes.

Sources

• Strata Schemes Management Act 2015 (NSW), current version from 26 August 2026 : ss 6, 18, 19, 24, 42, 43, 92, 180, 182 and 263, Schedule 1 clauses 4 to 28 and Schedule 2 clauses 4 to 17 (read on the register in the in-app browser, 2 October 2026).
• Strata Schemes Management Regulation 2016 (NSW), current version from 26 June 2026 and the Strata Schemes Management Amendment Regulation 2026 : cll 14 to 15 electronic voting, cl 69 committee training from 1 October 2026.
• NSW Government, strata meetings : chair role, notice methods (its single 7-day minutes figure is narrower than the Act for general meetings).
• NSW Government, guide to strata law changes : chairperson duties from 1 July 2025.
• Owners Corporations Act 2006 (Vic), version 024 from 9 September 2026 : ss 69 to 81 and 89A, committee ss 108 to 114, records ss 144 to 146, VCAT orders s 165.
• Owners Corporations Regulations 2018 (Vic) : regs 7A and 9A videoconferencing.
• Consumer Affairs Victoria, running meetings : interim resolutions and minutes in practice.
• Body Corporate and Community Management Act 1997 (Qld), current as at 1 August 2025 : records access s 205, adjudicator orders Schedule 5.
• Standard Module Regulation 2020 (Qld), current as at 1 August 2025 : committee ss 55 to 72, general meetings ss 83 to 117.
• qld.gov.au, running a committee meeting and running an AGM : regulator guidance.
• Strata Titles Act 1985 (WA), consolidation from 26 June 2025 : ss 104 to 109, 127 to 132, 199 and 200, Schedule 1 by-laws 6 to 9.
• Landgate, meetings, voting and decision-making fact sheet : owners' agenda items, remote attendance, minutes.
• Strata Titles Act 1988 (SA) and Community Titles Act 1996 (SA), both current from 9 December 2021 : Strata ss 23, 33 to 35, 40, 41, 41A and 49; Community ss 81 to 84, 93, 94, 139 and 142 (read on the register in the in-app browser, 2 October 2026).
• Strata Titles Regulations 2018 (SA), version of 1 September 2026 and Community Titles Regulations 2026 (SA) : Strata rr 10, 15, 16, 30 and 31; Community r 29.
• Law Handbook SA, strata general meetings : convening, presiding officer, remote attendance, quorum.
• Strata Titles Act 1998 (Tas) : ss 71, 75, 79, 118, 123 and 128, Schedule 1 model by-laws (by-law 10 quorum).
• Unit Titles (Management) Act 2011 (ACT), republication 25 effective 26 June 2026 : s 129, Schedule 2 ss 2.1 and 2.8, Schedule 3 ss 3.1 to 3.13 and 3.30.
• Unit Titles (Management) (Meeting Agenda) Guidelines 2023 : ACT AGM agenda items.
• Unit Title Schemes (Management Modules) Regulations 2009 (NT), as in force at 12 May 2023 : Module 2 cls 13 to 22 and 29 to 38.
• Unit Title Schemes Act 2009 (NT) : disputes and NTCAT orders ss 84 to 86.