If the word strata instantly makes you nervous, you’re not alone.

Many buyers hear horror stories about strata fees, difficult councils of owners, and unexpected restrictions — and assume strata properties are a bad idea altogether. But here’s the Uncut Truth:

Strata isn’t the problem. Lack of understanding is.

When you know how to read the paperwork, what questions to ask, and what actually affects your ownership, strata can be a smart, strategic way to buy — especially in high‑demand locations across WA.

This guide walks you through exactly what to look for so you can make informed decisions (not fearful ones).

Why Are There So Many Strata Properties Now?

Strata-titled properties are becoming increasingly common across Western Australia — not just in Perth, but in growing areas like Mandurah, Bunbury and Geraldton too.

There’s a simple reason for this:

We can’t make more land.

As cities grow and land becomes scarcer (fun fact: Perth is considered one of the longest cities in the world), developers need to make smarter use of existing space. Strata allows multiple dwellings to exist on a single parcel of land, which:

• Creates more housing options
• Supports urban planning and zoning requirements
• Allows buyers to access locations closer to the CBD, transport, beaches and key amenities
• Makes property more affordable by sharing land and maintenance costs

With population growth and demand for townhouses, villas and apartments increasing, strata-titled living is no longer the exception — it’s becoming the norm.

The key is knowing how to assess it properly.

Strata Can Be a Great Option… If You Do Your Due Diligence

Strata properties come with shared ownership responsibilities. That doesn’t mean they’re risky — it just means you need to understand the framework before committing.

Here’s what every buyer should review carefully before making an offer on a strata property.

1. The Strata Plan

The strata plan is the foundation document. It shows:

• Your lot boundaries
• What is considered part of your lot
• What is considered common property
• Any exclusive use areas (like courtyards, car bays or storage)

Why this matters:

Buyers often assume things like courtyards, balconies, car bays, external walls or even roofs belong to them — when legally, they may not. This can affect:

• Renovations
• Maintenance responsibilities
• Insurance coverage
• What you can and can’t alter

If you don’t understand the strata plan, you don’t fully understand what you’re buying.

2. Disclosure Documents (This Is Where the Gold Is)

When buying a strata property, sellers must provide disclosure documents. These often include:

• Strata company information
• Council of owners details
• Insurance certificates
• Minutes of meetings
• Financial statements
• Levies
• 10-year maintenance plan (if applicable)

Too many buyers receive these documents and either:

• Don’t read them
• Don’t understand them
• Assume their conveyancer will pick up everything

These documents can reveal serious red flags — if you know how to interpret them.

3. Minutes of Meetings

Meeting minutes tell the real story of how a strata is functioning.

Look for clues such as:

• Ongoing disputes between owners
• Repeated complaints about noise, behaviour or maintenance
• Major repairs being discussed
• Legal action involving the strata company
• Difficulties collecting levies

Well-run strata schemes usually show proactive planning and cooperation. Poorly run schemes leave a paper trail too.

4. Financial Statements & Levies

The financials help you understand whether the strata is financially healthy.

Things to review include:

• How much money is in the reserve fund
• Whether levies are realistic for the size and age of the complex
• Whether there are frequent special levies
• Whether upcoming works are underfunded

Cheap levies aren’t always a good thing. Sometimes they simply mean the building isn’t being properly maintained — and that cost eventually lands on owners.

5. The 10-Year Maintenance Plan

Not all schemes have one, but where available, this document shows:

• Forecasted major repairs
• Expected future costs
• How well the building is being planned for long-term

This is especially important for older apartment complexes where big-ticket items (roofing, concrete, plumbing, lifts) can become extremely expensive if they haven’t been planned for properly.

6. Unit Entitlement — What It Is and Why It Matters

Unit entitlement determines:

• Your voting power in the strata company
• Your share of the levies
• Your share of ownership of common property

Two apartments that look identical can have very different unit entitlements. This can affect your ongoing costs and your influence in decisions.

If you don’t understand unit entitlement, you don’t fully understand your position as an owner.

7. Common Property vs Private Lot

This is one of the biggest areas of confusion for buyers.

Common property can include things like:

• Driveways
• External walls
• Roofs
• Visitor parking
• Gardens
• Fences
• Lifts
• Pools

Just because you use something doesn’t necessarily mean you own it.

Understanding what is common property affects:

• Who pays for repairs
• What you can change
• What approvals you need
• What insurance covers

8. By-Laws: The Rules That Can Affect Your Lifestyle

By-laws are the rules of the strata scheme. They can impact:

• Pets
• Airbnb / short-term accommodation
• Renovations
• Noise levels
• Use of common areas
• Parking
• Business use of the property

If your future plans don’t align with the by-laws, you could find yourself restricted after settlement — even if you didn’t realise it beforehand.

9. The Different Types of Strata Titles

Not all strata is created equal.

There are different structures (such as built strata, survey strata, leasehold strata, community title and mixed-use developments), and each comes with different implications around ownership, maintenance responsibilities, control and long-term flexibility.

This is why blanket advice like “never buy strata” is misleading. The structure matters. The documents matter. The details matter.

The Bottom Line

Strata isn’t a scam.

But buying into a strata without understanding the documentation absolutely puts you at risk.

When you know how to:

• Read a strata plan
• Interpret disclosure documents
• Understand minutes and financials
• Assess maintenance planning
• Review by-laws properly

You move from overwhelmed buyer to informed buyer — and that changes everything.

Want Help Understanding Strata Before You Buy?

This is exactly why I created Property Uncut — to give buyers clarity, not confusion.

Because the right knowledge doesn’t just protect your money. It protects your confidence, your decisions, and your future.