Who orders a strata report?

Fair Trading directs its advice to buyers, who can hire a strata searcher or conveyancer, or inspect the records themselves with the seller's permission. Fair Trading suggests getting several quotes from searchers and comparing cost, delivery time and what the report includes. Your conveyancer or solicitor can explain which route fits your purchase and timeline.

How much does a strata report cost?

Fair Trading does not set a fee for professional reports, so prices come from the provider and are worth comparing. The fixed figures on its pages are the records inspection fee ($60 and $30 for people authorised by an owner) and the fact that a section 184 certificate has a fee.

Does a strata report cover the condition of the building?

No. The report reviews records, such as defects reported, planned works and finances. A building inspection is a separate physical inspection, and pest inspection can be booked on top. Fair Trading says an inspection you commission yourself gives the detail you need, so treat the report as a check on the paperwork.

Do duplexes and two-lot townhouses need one?

Fair Trading's buying guidance is written for strata properties generally. Two-lot schemes have lighter obligations, for example no annual reporting from 1 October 2026, so there may be fewer records to read, but insurance and by-laws are still worth checking.

What is a strata report and how do you get one?

A strata report, which NSW Fair Trading calls a strata search report, is a summary of a scheme's records: its finances, insurance, building defects, planned works, safety requirements, legal matters and meeting history. Buyers usually order one through a professional searcher or conveyancer, or inspect the records themselves, and it is separate from the section 184 certificate that the owners corporation issues and from a building inspection. NSW terms and fees below were checked in October 2026.

Checked October 2026. Rules, rates and prices change, so confirm anything that matters with the source linked below.

What a strata report covers

Fair Trading says the report includes information from the strata roll and gives important detail on:

the finances of the scheme
whether the scheme has good insurance, and the date it was last checked
building defects and planned works
safety requirements
existing or pending legal matters
meeting notes, which show how the scheme is run and any evidence of disputes.

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Strata report, section 184 certificate and building inspection

These three documents are often mixed up. They answer different questions.

Document	Who produces it	What it tells you
Strata (search) report	A strata searcher or conveyancer, or you, after inspecting the records	How the scheme is run, its finances, insurance, defects and disputes
Section 184 certificate (strata information certificate)	The owners corporation, under its common seal, which a strata manager can arrange if the job is delegated	The official figures for one lot: levies, arrears, committee and manager details, insurance
Building inspection report	A building inspector, with a pest inspection as a separate job	The physical condition of the property

Under section 185 of the Strata Schemes Management Act 2015, the certificate is conclusive evidence, as at its date, of what it states for someone taking an interest in the lot. A fee is payable for it. Fair Trading's page does not set out a dollar figure.

What the section 184 certificate contains

NSW Fair Trading publishes the approved form. It includes:

the names and addresses of committee members, the managing agent and any building manager
the levies for the administrative fund and the capital works fund, and any amount outstanding for the lot
special levies, levies for legal proceedings and the interest rate on overdue contributions
proposals for funding the 10-year capital works plan
by-laws made in the last six months that are not yet lodged with the Registrar General
whether a strata renewal committee exists
insurance policies, with the insurer, sum insured, due date and last premium
since 1 April 2026, details of an exclusive supply (embedded) network, certain orders and compliance action against the owners corporation, and meeting dates in the past year and any coming up.

Fair Trading adds that if a levy was outstanding when the certificate was given and does not appear on it, the purchaser is not responsible for paying it.

How to get a strata report

Use a professional. Fair Trading says most buyers hire a strata searcher or conveyancer. It suggests getting several quotes and comparing the cost, the delivery time, what the report includes, whether they will talk you through it and how experienced they are. It does not set a price for these reports.

Inspect the records yourself. Ask the real estate agent for the contact details of the strata manager, or the secretary of the owners corporation if there is no manager. You need the seller's permission, passed on through the agent, and you must pay a fee to the owners corporation. For people authorised by an owner, the fee is $60 including GST for the first hour and $30 for each extra half hour. Owners pay $31 and $16. The $60 and $30 figures took effect on 1 July 2025.

Building inspection. Book a time through the agent. You can ask whether any earlier pre-purchase reports exist, which may save money, though Fair Trading says getting your own gives the detail you need.

What buyers commonly look for

Official guidance points to a few areas worth reading closely:

Levies against the building's age. Fair Trading warns that low levies could mean a steep rise in future fees, and that special levies may be needed if there is not enough money for large works.
The capital works plan. Schemes generally must have a 10-year capital works plan, and Fair Trading says to weigh the building's age and condition.
Legal and compliance matters. The certificate asks for outstanding orders, compliance notices and levies for legal costs.
Meeting notes. The report includes them, and Fair Trading says they show how the scheme is run and any evidence of disputes.
Insurance. The sum insured, due date and last premium paid are on the certificate.

New townhouses and off-the-plan buyers

A brand-new scheme has little history to report on. In NSW the contract must include the strata plan and the by-laws, the developer acts as the owners corporation in the early period, and the initial maintenance schedule is due at least 14 days before the first annual general meeting. Buyers in that position often lean on the contract documents instead, which what to check in an off-the-plan contract covers.

Victoria and Queensland

Victoria. The equivalent is an owners corporation certificate. Consumer Affairs Victoria sets the maximum fee in fee units, with a fee unit worth $17.27 in 2026-27, before GST:

Turnaround	Maximum fee	Approximate dollars before GST
6 to 10 business days	9.64 fee units	$166
3 to 5 business days	14.46 fee units	$250
2 business days	17.35 fee units	$300

Queensland. Before you sign, the seller must give you information about the lot and the scheme, including a body corporate certificate (BCCM form 33, or form 34 for specified two-lot schemes). The Queensland Government says the certificate tells you the manager or secretary, the insurance, the survey plan and the levies, that the seller also supplies the by-laws and community management statement before you sign, and that the seller disclosure scheme applies from 1 August 2025. See owners corporation certificates.

Common questions

Who orders a strata report?: Fair Trading directs its advice to buyers, who can hire a strata searcher or conveyancer, or inspect the records themselves with the seller's permission. Fair Trading suggests getting several quotes from searchers and comparing cost, delivery time and what the report includes. Your conveyancer or solicitor can explain which route fits your purchase and timeline.
How much does a strata report cost?: Fair Trading does not set a fee for professional reports, so prices come from the provider and are worth comparing. The fixed figures on its pages are the records inspection fee ($60 and $30 for people authorised by an owner) and the fact that a section 184 certificate has a fee.
Does a strata report cover the condition of the building?: No. The report reviews records, such as defects reported, planned works and finances. A building inspection is a separate physical inspection, and pest inspection can be booked on top. Fair Trading says an inspection you commission yourself gives the detail you need, so treat the report as a check on the paperwork.
Do duplexes and two-lot townhouses need one?: Fair Trading's buying guidance is written for strata properties generally. Two-lot schemes have lighter obligations, for example no annual reporting from 1 October 2026, so there may be fewer records to read, but insurance and by-laws are still worth checking.

Keep reading

Sources

This is general information, not financial, tax or legal advice. Get advice that suits your situation before you buy.