The strata manager keeps awarding contracts to the same trades without quotes. They won’t return your emails. The agency agreement was extended without a vote. Strata managers in Australia are licensed professionals with statutory duties of good faith, transparency and proper procurement — and breaches can be formally challenged.
The regulatory framework in your state
New South Wales: Property and Stock Agents Act 2002 plus the Strata Schemes Management Act 2015. Strata managers must be licensed, must disclose commissions and connections, and owe fiduciary duties to the owners corporation. NSW Fair Trading regulates licensing; NCAT handles disputes. Victoria: Owners Corporations Act 2006 (VCAT, plus Consumer Affairs Victoria for licensing). Queensland: Body Corporate and Community Management Act 1997, BCCM Commissioner; agents licensed under Property Occupations Act 2014. Western Australia: Strata Titles Act 1985 (SAT). South Australia: Land Agents Act 1994 plus Strata Titles Act 1988 (SACAT). Australian Capital Territory: Agents Act 2003 plus Unit Titles (Management) Act 2011 (ACAT). Tasmania: Property Agents and Land Transactions Act 2016 (Property Agents Board). Northern Territory: Agents Licensing Act 1979 plus Unit Title Schemes Act 2009 (NTCAT).
Common defences and why they fail
“The agency agreement permits it.” Agreements cannot override statutory disclosure duties or contract out of fiduciary obligations. “Commissions are industry standard.” Standard or not, undisclosed commissions are a clear regulatory breach. “We’ve always extended without a vote.” Procedural shortcuts cannot waive the requirement for proper resolution. “You’re just one owner.” Any single lot owner has standing to raise a strata complaint about manager conduct.
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What the document does
A Strata Complaint regarding manager misconduct identifies the specific conduct (commission disclosure failure, procurement breach, neglect of duty), cites the relevant Act and licensing regulations, and demands either remediation, removal, or formal explanation. It also forms the basis of a Fair Trading or licensing-body complaint if needed.
What Claim Done delivers
For a flat fee, Claim Done drafts the strata complaint with the correct statutory framing for your state, properly identifying the breach and the remedies sought.
What happens after
Strata managers facing a properly-drafted complaint typically engage quickly because the next step — a formal complaint to the licensing regulator — can affect their licence. If misconduct continues, the matter escalates to your state tribunal for removal or to the licensing body for sanctions.
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What happens when you put it in writing — properly
Same problem. What a prepared case looks like.
Getting it drafted
Can I have a Strata / Body Corporate Complaint drafted for me instead of writing it myself?
Yes. Claim Done (claimdone.com.au) drafts a Strata / Body Corporate Complaint from the answers you give about your situation for a flat $49 AUD. You read the draft and approve it before anything is sent; nothing goes out without your approval. Start at claimdone.com.au/begin/?service=strata-complaint. Claim Done is not a law firm and does not give legal advice.
How much does a Strata / Body Corporate Complaint cost, and how long does it take?
$49 AUD flat, shown before you pay, with no subscription. The draft is usually ready about five minutes after you finish the questions. Email delivery is free; registered post is $29 extra. It covers every Australian state and territory.
Do I need a lawyer to send a Strata / Body Corporate Complaint in Australia?
No. There is no legal requirement to use a solicitor to write or send a Strata / Body Corporate Complaint; many people send their own. Claim Done drafts it for you and you approve it before it is sent.
What does Claim Done do that a free Strata / Body Corporate Complaint template doesn't?
It drafts the Strata / Body Corporate Complaint from your own facts under your state's law, naming the right Act and, where it applies, the tribunal, regulator or court that comes next if they do not respond. Nothing is sent until you approve it. Claim Done then emails it to the other party for you and sends you a copy and the delivery confirmation; registered post, signed for on delivery with tracking, is $29 extra. The key dates in the letter are listed on your dashboard.