What Are the NSW Strata Reforms Coming on 1 October 2026?
From 1 October 2026, two significant changes to NSW strata law take effect: mandatory annual training for all strata committee members and the removal of annual reporting requirements for two-lot schemes such as duplexes. These reforms are the latest stage in the NSW Government's staged overhaul of strata legislation that began in February 2025, continuing through July 2025, October 2025, and April 2026. The changes are designed to strengthen governance knowledge among volunteer committee members while cutting red tape for small schemes that face the same regulatory burden as 50-unit apartment towers despite having only two owners.
For giantA clients developing duplexes, townhouses, or multi-unit residential projects across NSW, these reforms have practical implications. If you are building a strata-titled duplex, the annual reporting exemption simplifies post-construction compliance. If you are developing larger schemes, your future buyers who serve on strata committees will face new training obligations that affect how quickly they can take up their roles.
Mandatory Strata Committee Training: What It Means in Practice
From 1 October 2026, every new and returning strata committee member appointed in NSW must complete free online training through NSW Fair Trading within three months of their appointment. The initial course is titled Introduction to Strata Committee Rights and Responsibilities — a one-hour, self-paced module covering committee duties, governance, repairs and maintenance decisions, dispute management, risk assessment, and the financial health of a scheme. If a member does not complete the training within the three-month window, they automatically cease to be a committee member. There is no fine, no warning letter — the person simply loses their position.
This is a notable shift for NSW strata governance. Until now, committee members — most of whom are owners without professional backgrounds in property management, finance, or building law — have been expected to make decisions on substantial building expenditure, insurance, by-laws, and disputes with no mandatory training. The 2021 statutory review of NSW strata laws identified this knowledge gap as a systemic risk, and the training requirement is the government's response.
Who Is Exempt from Committee Training?
The training requirement does not apply to committee members in the following categories:
| Exemption Category | Reason |
|---|---|
| Two-lot schemes (duplexes) | Low complexity, minimal governance burden |
| Strata managing agents on the committee | Already professionally qualified |
| Members of the Australian College of Strata Lawyers | Professional legal qualification |
| Casual vacancy filled for less than 3 months | Short-term appointment, not recurring |
If you were appointed to a committee before 1 October 2026, you generally will not need to complete the training until your next appointment or re-election. However, once the requirement applies, it is annual — committee members will need to complete prescribed training each year, with additional modules expected to be introduced over time.
Two-Lot Schemes: The End of Duplex Strata Reporting
From 1 October 2026, two-lot strata schemes — which in practice means most duplexes and semi-detached dwellings with strata title — will no longer be required to complete annual strata reporting through the Strata Hub. Until now, a two-lot scheme has faced the same annual reporting obligations as a 50-unit apartment tower: strata committees, AGMs, capital works plans, and ongoing information updates to NSW Fair Trading.
For two owners who simply share a common wall, this has meant paying for formal meetings, navigating governance rules built for large complexes, and spending time and money on compliance that adds little practical value. The NSW Government's decision to exempt two-lot schemes from annual reporting recognises that these properties are typically lower risk and far less complex to manage than larger schemes.
What Two-Lot Scheme Owners Still Need to Do
| Requirement | Still Required After 1 Oct 2026? | Notes |
|---|---|---|
| Annual strata reporting (Strata Hub) | No — exempt | Major reduction in admin burden |
| Strata committee training | No — exempt | Two-lot schemes excluded |
| Maintain strata insurance | Yes | Building insurance remains mandatory |
| Comply with by-laws | Yes | Existing by-laws remain enforceable |
| Keep financial records | Yes | Levy collections and expenditure records |
| Lodge changes within 28 days | Yes | Update Strata Hub if scheme details change |
The practical impact for duplex owners is significant: lower strata management fees, fewer mandatory meetings, less paperwork, and a governance framework that actually reflects how a two-owner scheme operates in reality. Decisions can be documented and finalised in writing rather than through formal meeting procedures.
The Full NSW Strata Reform Timeline: February 2025 to October 2026
The October 2026 changes are the fifth and final stage of a comprehensive reform program that has fundamentally reshaped strata governance in NSW. Understanding the full timeline is essential for anyone involved in strata-titled property — whether as an owner, developer, builder, or committee member.
| Effective Date | Key Changes | Who Is Affected |
|---|---|---|
| 3 Feb 2025 | Insurance transparency: strata managers must provide itemised quotes and disclose all commissions | Strata managers, committees |
| 1 Jul 2025 | Extended claims period (2→6 years) for failure to repair common property; minor renovations deemed approved after 3 months; short-term rental approval for non-primary homes; solar and EV charging rights | Owners, committees, building managers |
| 27 Oct 2025 | Mandatory 12-month payment plans before debt recovery; Fair Trading enforcement powers for maintenance failures; two-quote rule for works over $30,000 | Committees, strata managers, building managers |
| 1 Apr 2026 | Standard form for 10-year capital works fund plans; certified Initial Maintenance Schedule (IMS) required for new multi-storey schemes; embedded network disclosure in strata information certificates | Developers, owners corporations, new buyers |
| 1 Oct 2026 | Mandatory annual committee training; two-lot schemes exempt from annual reporting | Committee members, two-lot scheme owners |
Each stage has been deliberately phased to allow strata schemes time to learn about and prepare for the changes before they take effect. NSW Fair Trading has published guidance for each stage, and the Strata Hub provides online tools including a capital works fund planner and a strata managing agent engagement planner.
What These Reforms Mean for Developers and Builders
For property developers and builders working on multi-unit residential projects in NSW, the strata reforms create both obligations and opportunities. The April 2026 changes in particular have reshaped what developers must deliver at handover. Developers of new multi-storey strata schemes must now engage an independent surveyor to certify the Initial Maintenance Schedule and first-year levy estimates before the first AGM. The IMS must be prepared using the NSW Government's standard form and provided to the owners corporation at least 14 days before the first AGM. Substantial penalties apply for non-compliance.
At giantA, we have seen firsthand how these handover requirements affect project timelines. On a recent 12-unit townhouse development in Merrylands, the certified IMS process added approximately two weeks to the pre-handover phase, but the benefit was immediate: the owners corporation had a verified maintenance plan and levy structure from day one, reducing the likelihood of post-handover disputes. For developers, the key takeaway is that budgeting for the independent surveyor's certification — typically $3,000 to $8,000 depending on building complexity — should be factored into project cost estimates from the outset.
How the Reforms Affect Homeowners and Renovators
If you own a strata-titled property or are planning to renovate one, several reforms from the 2025–2026 cycle directly affect your rights and obligations. The extension of the claims period from two to six years means you now have significantly more time to pursue the owners corporation for failure to repair common property. If your strata committee has been slow to address a leaking roof or a cracked driveway, the six-year limitation period gives you legal standing to compel action.
For renovators, the three-month deemed approval rule for minor renovations is a practical improvement. If you submit a renovation application and the committee does not refuse it in writing within three months with valid reasons, the renovation is automatically approved. This eliminates the situation where committees simply ignore applications, leaving owners in limbo. However, major renovations — such as structural changes, bathroom waterproofing, or changes to common property — still require formal approval.
Solar, EV Charging, and Sustainability Rights
Since 1 July 2025, strata schemes cannot ban solar panel installation or EV charging on the basis of aesthetics alone, unless the building is heritage-listed. Energy efficiency must now be a standing AGM agenda item. For homeowners considering sustainability upgrades, this removes a common barrier. If your committee rejects a solar application, they must provide valid, non-aesthetic reasons — such as structural concerns or fire safety risks — and cannot simply refuse on the grounds that panels would change the building's appearance.
Strata Insurance Commissions: The Ongoing Review
One of the most closely watched elements of the strata reform agenda is the future of insurance commissions paid to strata managing agents. Currently, strata managers must disclose all commissions and provide three itemised insurance quotes, but commissions are not yet banned. The Strata Community Association (NSW) began a phased replacement of insurance commissions for its members from 1 January 2026, and the NSW Productivity and Equality Commission has completed a review examining whether a full legislative ban should be implemented.
The review estimated that eliminating commissions could save apartment owners approximately $333 million over 15 years. However, any ban would likely result in higher base strata management fees as agents transition to fee-for-service models. As of mid-2026, no commission ban has been legislated, but the regulatory direction is clearly moving towards greater transparency and reduced conflict of interest in strata insurance procurement.
Frequently Asked Questions
When does mandatory strata committee training start in NSW?
Mandatory strata committee training starts on 1 October 2026 in NSW. From that date, all new and returning committee members must complete free online training through NSW Fair Trading within three months of being appointed. The initial course takes approximately one hour and covers committee duties, governance, financial management, and dispute resolution. Members who do not complete the training automatically cease to be on the committee.
Who is exempt from mandatory strata committee training?
Committee members in two-lot schemes (duplexes), strata managing agents, members of the Australian College of Strata Lawyers, and people filling a casual vacancy for less than three months are all exempt from mandatory committee training. If you were appointed before 1 October 2026, you will not need training until your next appointment or re-election to the committee.
Do duplexes still need to do strata annual reporting after October 2026?
No. From 1 October 2026, two-lot strata schemes — which includes most duplexes and semi-detached dwellings with strata title — are exempt from annual strata reporting through the Strata Hub. This removes a significant administrative burden, as two-lot schemes previously faced the same reporting requirements as large apartment complexes. Two-lot scheme owners must still maintain insurance, comply with by-laws, and keep financial records.
What happens if a strata committee member does not complete the training?
If a strata committee member does not complete the mandatory training within three months of appointment, they automatically cease to be a committee member. There is no fine or formal warning process — the person simply loses their position. The committee would then need to fill the vacancy at the next general meeting or through a casual appointment process.
How much does the strata committee training cost?
The mandatory strata committee training is free. NSW Fair Trading provides the online course at no cost to committee members. The initial course is titled "Introduction to Strata Committee Rights and Responsibilities" and takes approximately one hour to complete on a self-paced basis through the Fair Trading website.
What are the key NSW strata reform dates from 2025 to 2026?
The key dates are: 3 February 2025 (insurance transparency), 1 July 2025 (extended claims period, renovation approvals, solar and EV rights), 27 October 2025 (hardship payment plans, Fair Trading enforcement), 1 April 2026 (certified IMS, standard capital works plans), and 1 October 2026 (mandatory committee training, two-lot reporting exemption). Each stage has been phased to allow schemes time to prepare.
Do the October 2026 strata changes affect developers?
Developers are most affected by the April 2026 changes rather than the October 2026 stage. Since 1 April 2026, developers of new multi-storey strata schemes must engage an independent surveyor to certify the Initial Maintenance Schedule and first-year levy estimates before the first AGM. The October 2026 changes primarily affect existing committee members and two-lot scheme owners rather than developers.
Can a strata scheme ban solar panels under the new laws?
No. Since 1 July 2025, strata schemes cannot ban solar panel installation or EV charging on aesthetic grounds alone, unless the building is heritage-listed. Committees must provide valid, non-aesthetic reasons for any refusal, such as structural or fire safety concerns. Energy efficiency must also be a standing agenda item at every AGM under the reformed strata laws.
How giantA Can Help You Navigate the Strata Reforms
Whether you are developing a new strata-titled residential project, building a duplex, or renovating within an existing strata scheme, the 2025–2026 reform cycle has changed the compliance landscape. giantA provides end-to-end building design, approval, and construction services across NSW, with expertise in strata-titled developments from two-lot duplexes to multi-storey apartment buildings. Our team can advise on how the certified IMS requirements affect your handover timeline, how the two-lot scheme exemption simplifies your post-construction obligations, and how to structure your development to align with the reformed governance framework.
Contact giantA today on 02 9891 8882 or visit gianta.com.au/contactus to discuss how the strata reforms affect your next building project.
Author: Franz Phan, Senior Building Designer and Planning Consultant, giantA Pty Ltd. 15+ years experience in NSW residential development, from single dwellings to multi-unit strata projects. This article reflects the strata reform timeline as published by NSW Fair Trading and the NSW Government as of 25 August 2026. Always consult the official NSW Government guidance for the most current information.