Strata Committee Voting Rules Explained

If you’ve ever sat through a strata committee meeting and wondered whether a vote was actually valid, you’re not alone.

Committee voting is one of the most misunderstood parts of strata governance. Owners often assume the committee can make any decision it likes, while committee members sometimes find themselves unsure about who can vote, what constitutes a majority, or when a matter needs to go back to all owners.

The challenge is that strata legislation differs between states and territories. The details vary, but the underlying principle is consistent across Australia: strata committees exist to make day-to-day decisions on behalf of owners, while significant decisions remain with the owners corporation or body corporate as a whole.

Understanding where that line sits can prevent disputes, improve transparency, and help committees make decisions with confidence.

What is a strata committee?

A strata committee (sometimes called a committee of management or body corporate committee depending on the jurisdiction) is elected by owners to oversee the day-to-day administration of the scheme.

The committee acts on behalf of the owners corporation between general meetings. It can deal with operational matters such as maintenance issues, contractor engagement, compliance matters, and routine expenditure within the authority delegated to it.

Importantly, the committee is not a separate governing body. It derives its authority from the owners corporation and is bound by the relevant strata legislation and the scheme’s governing rules.

How are committee decisions usually made?

Most committee decisions are made through a simple majority vote.

In practical terms, this means more committee members vote in favour of a motion than against it.

For example:

The chairperson generally does not have the power to make unilateral decisions simply because they hold the chair role. Their vote typically carries the same weight as any other committee member unless specific legislation provides otherwise.

This is an area where many disputes begin. A committee chair may lead discussions, but committee decisions belong to the committee collectively.

Who can vote at a strata committee meeting?

This depends on the legislation governing the scheme, but generally:

For example, under NSW strata legislation, committee members may lose their voting entitlement if levies relating to their lot remain unpaid at the relevant time. Members with a pecuniary interest in a matter must disclose that interest and cannot vote on the issue.

What counts as a valid committee meeting?

A vote is only as valid as the meeting that produced it.

Most strata legislation requires:

Without a quorum, the committee may be unable to make binding decisions.

In NSW, for example, a quorum generally requires at least half of those entitled to vote on a motion to be present.

Committees sometimes overlook procedural requirements because everyone involved is acting informally or knows each other well. Unfortunately, procedural shortcuts can create problems later if an owner challenges a decision.

Can owners attend committee meetings?

In many jurisdictions, owners who are not committee members can attend committee meetings.

However, attendance does not automatically give them the right to vote or participate in discussions.

The precise rules vary by state and territory, but committees should understand the distinction between:

They are not necessarily the same thing.

Can a committee use proxies?

Proxy voting is another area where confusion frequently arises.

Most Australian strata jurisdictions permit proxies in some form, but the rules can be highly specific.

Restrictions often apply regarding:

The purpose of these restrictions is straightforward: preventing voting power from becoming concentrated in the hands of a small number of people.

Committee members should always check the legislation applying to their state or territory before relying on proxy votes.

What decisions cannot be made by the committee?

One of the biggest governance mistakes occurs when committees vote on matters that exceed their authority.

While committees manage routine operations, major decisions generally remain the responsibility of owners at a general meeting.

Examples commonly requiring owner approval include:

A committee vote cannot replace a vote of owners where legislation requires owner approval. Even if every committee member agrees, the decision may still be invalid if the proper process is not followed.

Electronic voting and committee decision-making

As more strata schemes operate across multiple locations, electronic participation has become increasingly common.

Many committees now conduct meetings through video conferencing, electronic voting platforms, or hybrid meeting arrangements.

The key consideration is not the technology itself but whether the process satisfies legislative requirements and creates a reliable record of the decision.

Electronic voting can provide:

Where owner resolutions are required, independent electronic voting systems can also assist with transparency and confidence in the outcome.

For larger strata schemes, independent vote administration can be particularly valuable when contentious motions, committee elections, or by-law changes are involved.

Common mistakes committees make

After working with many member-based organisations and governance processes, several issues appear repeatedly:

Final thoughts

Good strata governance is not about making every decision at a general meeting. Nor is it about giving the committee unlimited power.

The most effective schemes understand the distinction between committee authority and owner authority, maintain clear records, and ensure voting processes are transparent and defensible.

When voting becomes contentious, having an independent process can make a significant difference. If your strata scheme is considering electronic voting, committee elections, owner resolutions, or meeting technology, the team at Vero Voting can help you understand the options and implement a process that supports transparency and confidence in the outcome.

Sources

NSW Strata Schemes Management Act 2015

NSW strata committee guidance and meeting requirements: https://www.strataplus.com.au/resource/new-strata-legislation-strata-committee-meetings/

Consumer Affairs Victoria – Voting and ballot guidelines for owners corporations: https://www.consumer.vic.gov.au/housing/owners-corporations/meetings-and-committees/voting-and-ballot-guidelines

WA Strata Living Guide: https://www.strata.wa.gov.au/

Redchip Strata Law – Body corporate voting and proxy guidance: https://strata.redchip.com.au/service/body-corporate/faqs/who-can-vote-at-a-body-corporate-meeting/