NSW Strata Law Changes 2026: What Your AGM and Voting Process Must Get Right Before April

From 1 April 2026, major reforms to NSW strata law come into force that directly affect how Annual General Meetings (AGMs) are run — especially the timing, notices and voting process. With compliance deadlines approaching fast, getting your AGM administration right isn’t optional — it’s a legal obligation. Guide to strata law changes for strata committees and owners

This update is essential reading for strata managers, strata committees and developers who want to ensure AGM processes are compliant, transparent and defensible. At Vero, we help with exactly that: meeting administration, secure voting and compliant record keeping.

First AGM Has Strict Time and Notice Requirements

Under the upcoming reforms, the first AGM of a strata scheme must be held:

• Within two months of the end of the initial period, and
• With notice provided to all owners and relevant parties at least 14 days before the meeting. Meetings and voting for scheme associations

That 14-day notice period is a key compliance requirement — extendable years ago but now firmly written into practice. AGMs that don’t meet these rules risk invalid minutes, disputes from owners, and enforcement action from NSW Fair Trading.

Penalties for Missing Deadlines

The reforms also strengthen developer accountability for the first AGM.

If the first AGM is held late or notices/documents are not provided at least 14 days beforehand, substantial penalties apply. Developers can face fines of up to $11,000, plus daily penalties for continued breach. Guide to strata law changes for strata committees and owners

These penalties underscore how seriously NSW regulators now treat meeting compliance — especially where owners are affected by delays.

What Meets the Compliance Bar

From a governance and voting perspective, schemes should ensure:

• AGM notices reach owners, mortgagees and chargees no later than 14 days before the meeting. Meetings and voting for scheme associations
• The agenda is complete and clear ahead of time.
• Voting rights and eligibility are accurately determined.
• Electronic and postal voting processes are transparent and verifiable.
• Meeting minutes and voting results are securely recorded and retrievable.

With these elements in place, you not only comply with the law — you also build owner confidence and reduce the risk of post-meeting disputes.

Why Manual Processes Fall Short

Many schemes still rely on email chains, spreadsheets and paper ballots for AGM notices and voting. These tools aren’t designed for governance — and they struggle when:

• tracking who received notice
• validating votes securely
• generating an audit trail
• preserving records for regulatory and owner review

Under the new regime, proof of process is just as important as the decisions made at the meeting.

How Vero Helps With Compliant Meetings

Vero Voting is built to support strata schemes with AGM administration that aligns with NSW strata law:

1. send official meeting notices to all owners
2. manage secure voting whether in person, proxy, electronic or postal
3. capture and store meeting minutes and voting outcomes
4. provide transparent audit trails for compliance reviews

By moving AGM administration and voting onto a purpose-built platform, your scheme reduces the risk of missed notices, disputed votes or inadequate record keeping.

Don’t Leave AGM Compliance to Chance

With the 1 April 2026 deadline approaching, now is the time to assess your AGM processes. If your current system doesn’t provide clear notice logs, secure votes and retrievable meeting records, the reforms will expose gaps.

AGM compliance isn’t just procedural — it’s a legal obligation.

Get in touch today to future-proof your AGM and voting processes ahead of the NSW strata law changes.