The notice arrives. A special levy of thousands of dollars, due in 30 days, for works you’ve never been consulted on. In most Australian states, the procedural requirements for raising a special levy are strict — and a defective resolution can be set aside by the tribunal.
The procedural requirements in your state
NSW: Strata Schemes Management Act 2015 section 81 — special levies require a properly-convened general meeting with the correct notice period (typically 7–14 days), correct quorum, correct motion wording, and a majority vote. NCAT can invalidate non-compliant levies. VIC: Owners Corporations Act 2006 sections 23–24 (VCAT). QLD: Body Corporate and Community Management Act 1997 with the Standard, Accommodation, Commercial or Small Schemes Module dictating procedure (BCCM). WA: Strata Titles Act 1985 (SAT). SA: Strata Titles Act 1988 (SACAT). ACT: Unit Titles (Management) Act 2011 (ACAT). TAS: Strata Titles Act 1998 (RMPAT). NT: Unit Title Schemes Act 2009 (NTCAT).
Common defences and why they fail
“It was passed at the AGM.” Only valid if the meeting complied with notice, quorum and motion-wording rules. “It’s urgent.” Urgency does not waive procedural requirements; emergency works have a separate, narrow pathway. “You should have come to the meeting.” Lack of attendance does not cure procedural defects in the convening of the meeting itself. “The strata manager said it’s fine.” Strata managers are not adjudicators of validity — only the tribunal is.
What the document does
A Strata Complaint disputing a special levy puts the owners corporation on formal notice that the resolution is defective, identifies the specific procedural failure, and requests rescission or re-vote. It also acts as a freeze on enforcement action while the dispute is on foot.
What Claim Done delivers
For a flat $79, Claim Done drafts a strata complaint that cites the specific procedural requirements of your state, identifies the defect, and demands rescission. Compare to $500+ for a strata lawyer to draft the same letter.
What happens after
Many committees re-convene the meeting properly rather than risk tribunal invalidation, which often results in a renegotiated levy amount or staged payment. If the committee refuses to engage, the next step is a tribunal application for orders invalidating the resolution.