NSW Strata Specialists

04/03/2026

🚪 Office Closed This Morning

The team at NSW Strata Specialists are out of the office this morning for training.

Yes… apparently even strata managers have to go back to school occasionally. Who knew? 📚

We’re brushing up on legislation, compliance and all the exciting things that make strata the thrilling industry it is (don’t worry, we’ll try to contain our excitement).

The office will reopen this afternoon once we return slightly smarter and significantly more caffeinated.

If something urgent pops up, flick us an text and we will and we’ll get onto it as soon as we can.

Thanks for your patience while the team takes a moment to sharpen the pencils. ☕

– NSW Strata Specialists

27/01/2026

WHO HAS PRIORITY IN STRATA LIVING?
Owners, Tenants or Short-Term Rental (STRA) Guests

Brought to you by NSW Strata Specialists

In NSW strata schemes, disputes often arise because someone assumes they have more rights than others. Owners may believe they outrank tenants. Tenants may feel short-term rental (STRA) guests shouldn’t be there. Guests often feel targeted.

The law is clear:
👉 No one has priority simply because of who they are.

In NSW, rights and responsibilities in strata are governed by the Strata Schemes Management Act 2015 (NSW), the Strata Schemes Management Regulation 2016, and the scheme’s registered by-laws — not personal opinion.

Equal Right to Quiet Enjoyment (NSW Law)

Section 153 of the Strata Schemes Management Act 2015 provides that an owner, occupier or tenant must not use or enjoy a lot or common property in a way that causes a nuisance or hazard or interferes unreasonably with another person’s use or enjoyment.

This protection applies equally to:
🏡owners
🏡tenants
🏡lawful occupants
🏡STRA guests

👉Ownership does not give authority to supervise, confront or control others on common property.

Tenants & STRA Guests Are Lawful Occupants

Under NSW law:

tenants occupy with the consent of the owner

STRA guests occupy with the consent of the owner

both are lawful occupants

👉If a person is lawfully occupying a lot, they are entitled to use common property in accordance with the by-laws.

There is no section of the Act that creates a hierarchy of:

owner > tenant > guest

🙅That hierarchy simply does not exist.🙅

👮‍♀️By-Laws Apply to Everyone (No Exceptions)👮‍♀️

Section 135 of the Act confirms that by-laws bind:

🏡owners
🏡tenants
🏡mortgagees
🏡occupants
🏡visitors

By-laws must be registered to be enforceable.
Unwritten rules, signage without a supporting by-law, or “what we’ve always done” are not enforceable.

If something is not prohibited by a registered by-law, it is generally permitted.

Enforcement Is a Formal Process — Not Personal Authority

Only the Owners Corporation can enforce by-laws.

The correct NSW process is:

Identify the specific by-law

Identify the alleged breach

Issue a Notice to Comply under section 146

Escalate via mediation or NCAT if required

Confrontation, swearing, intimidation, or statements such as “I own the strata” have no legal standing and can expose individuals — and schemes — to risk.

STRA Guests: Often Scrutinised, Still Protected by Law

STRA guests must comply with by-laws — just like everyone else.
However, they are entitled to:

quiet enjoyment (s153)

lawful use of common property

respectful treatment

If STRA use is restricted, it must be done via:

a properly passed STRA by-law

compliant with NSW planning controls

Not personal enforcement.

The Bottom Line (NSW)

✔ There is no priority based on status
✔ Rights come from law and by-laws
✔ Behaviour matters more than labels
✔ Enforcement follows process, not personality

👀MYTH vs FACT (NSW) 👀

❌MYTH: Owners have more rights
✅FACT: Owners have more obligations, not more authority

❌MYTH: STRA guests can be confronted or removed
✅FACT: Only the Owners Corporation can act — via s146

❌MYTH: If it feels wrong, it must be illegal
✅FACT: If it’s not prohibited by a by-law, it’s lawful

MYTH: Confrontation fixes issues faster
FACT: It usually escalates them and creates liability

23/01/2026

NSW strata legislation changed in 2025 and the reforms affect how many strata schemes operate day to day. These changes impact owners, strata committees and managing agents and are not limited to large or complex buildings.

We have published a summary of the reforms outlining what has changed and what it means in practical terms for strata schemes. The focus is on obligations, governance and decision making rather than legal theory.

If you are an owner or committee member it is important to understand how these reforms apply to your scheme.

2025 has seen one of the most significant waves of strata law reform in recent years in New South Wales. The NSW Government has progressively rolled out amendments under the Strata Schemes Legislation Amendment Act 2025 (NSW) across multiple tranches, delivering greater transparency, accountability,...

04/12/2025

🔌 New Safety Info Now Live on Our Website

We’ve just uploaded a quick guide from South Coast Energy about why timed power points and keyed isolators are becoming essential for charging e-bikes, scooters and other lithium battery devices.

If you’re curious about the why (or you just want to keep your building safer), you can check it out here:
👉 https://www.nswstrataspecialists.com.au/resources

Nice and simple — and definitely worth a read.

Discover reliable real estate services in Batemans Bay, NSW. Contact Franzen today for expert solutions for property management, sales and auctioneering.

25/11/2025

🎄 Carols by Candlelight – Moruya 🎄
A classic Christmas tradition, just as it should be

There’s something truly special about an old-fashioned Carols by Candlelight — real candles, real singing, families spread out on picnic rugs, and that gentle summer breeze carrying the sound of Christmas across the park.

If you’re looking for a beautiful, traditional way to welcome the festive season, come along to Carols by Candlelight in Moruya. It’s one of those events that reminds us why we love living in a community like ours — simple, joyful and full of heart.

✨ Traditional carols sung together
✨ A relaxed, family-friendly night
✨ Bring your chairs, rugs, voices and Christmas spirit
✨ A perfect way to slow down and enjoy the season

Whether you come with friends, family, kids or grandkids, it’s a wonderful night to pause, breathe, and share in the magic of Christmas the way we remember it.

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🎄 And if you can spare a moment… 🎄
We’d love your help spreading the Christmas cheer!

If you’re planning to come along — or even if you just love supporting local community events — please Like and follow the Carols by Candlelight event page.
It helps make sure everyone sees updates, knows what’s happening, and can join in on this beautiful community tradition.

A simple click helps us share the event far and wide so no one misses out on a truly special night.

Thank you for helping keep these old-school Christmas traditions alive.
Melissa 🎄

https://www.facebook.com/moruyacarolsbycandlelight2018

Moruya Carols By Candlelight is organised by The Moruya Lions Club and proudly supported by Moruya Country Markets as major sponsor .... and held at Riverside Park, Moruya THIS YEAR on Saturday 20 December 2025 .

13/11/2025

🏘️ Strata Law Changes Are Here

NSW has rolled out important updates that every committee and owner needs to know about.

These reforms tighten up compliance, improve transparency, and clarify responsibilities — all things that keep your building running smoothly and protect your investment.

✔ Clearer rules for committees
✔ Stronger maintenance + repair obligations
✔ Better dispute-resolution pathways
✔ Improved owner access to information

If you’re on a committee (or thinking about joining one), this is essential reading.
If you’re an owner… also essential reading.
Basically, if you exist anywhere near a strata plan, you should probably click the link.

🔗 Check out the official NSW Government overview:
https://www.nsw.gov.au/housing-and-construction/strata/guide-to-strata-law-changes-for-strata-committees-and-owners

📞 02 4475 0800
www.nswstrataspecialists.com.au

Understand how important changes to strata in 2025 and in 2026 will affect owners and strata committees.

10/11/2025

At 11 am today, we’ll stop and remember.
The silence of Remembrance Day is powerful — a moment to reflect on the generations of Australians who served with courage, compassion, and strength.

From our team at NSW Strata Specialists, we honour those who made the ultimate sacrifice and thank all who have served and continue to serve.

Lest we forget ❤️

03/11/2025

✨ Congratulations to our Director, Melissa Franzen! ✨

The NSW Strata Specialists team is proud to share that our Director, Melissa Franzen, has been officially sworn in as a Justice of the Peace (JP) for New South Wales. 👏

This new appointment reflects Melissa’s ongoing commitment to serving the local community — not just through her extensive work in strata management, but also by providing practical support to residents, owners, and local businesses who may need assistance with witnessing or certifying documents.

Melissa is passionate about making processes simpler and more accessible for everyone, and this role is another way she can give back to the South Coast community she loves being part of.

If you ever need a JP, feel free to reach out — Melissa is more than happy to assist. 💼✍️

30/10/2025

Engaging with NSW Fair Trading to raise industry standards

I was proud to represent NSW Strata Specialists at the NSW Fair Trading Strata Agent Business Leaders Forum this week.

With more than 370 Class 1 Strata Managing Agents joining in, it was a fantastic opportunity to hear directly from NSW Fair Trading’s leadership team and discuss some of the real challenges our industry faces — from ethical responsibilities and audit readiness to embedding the new strata reforms into everyday practice.

It was especially encouraging to see such a strong focus on practical reform implementation — and to share some regional and South Coast perspectives on how these changes play out in real life for smaller, more complex schemes.

A big thank you to Fair Trading for facilitating such valuable discussion and collaboration across the sector.

https://www.linkedin.com/posts/melissa-franzen-243725143_nswfairtrading-strata-realestate-ugcPost-7389505161460682752-HijF?utm_source=share&utm_medium=member_ios&rcm=ACoAACLQCRMB5sY0UuaE6i1eN-XD0e1x1amhLKU

29/10/2025

🎸 Rev up your engines & your holiday plans! The Crank It Up Batemans Bay festival is rolling into town from 14–16 Nov, bringing vintage rock’n’roll, classic cars, retro markets and good times by the bay.

Whether you’re a visitor or local, it’s the perfect weekend to stay with us, soak up the festival atmosphere and explore everything our beautiful coastal region has to offer.

🏖️ Stay a little longer, dance a little more, and make memories that stick. DM us for accommodation availability or suggestions on what else to do while you’re in town!

🎸𝐂𝐑𝐀𝐍𝐊 𝐈𝐓 𝐔𝐏 𝟐𝟎𝟐𝟓 – 𝐒𝐇𝐀𝐑𝐄 𝐓𝐇𝐄 𝐋𝐎𝐕𝐄! 🎸

We’re proud to be part of an amazing community that keeps the spirit of rock ’n’ roll alive right here in Batemans Bay. 🙌

Each year we do our best to keep marketing costs down — because we’d rather pour every cent we can into the things 𝐲𝐨𝐮 𝐥𝐨𝐯𝐞 𝐦𝐨𝐬𝐭: the bands, the cars, the dancing, the fun and the good vibes that make Crank It Up what it is.

So if you love this festival as much as we do, help us spread the word!
👉 𝐒𝐡𝐚𝐫𝐞 𝐭𝐡𝐢𝐬 𝐩𝐨𝐬𝐭𝐞𝐫
👉 𝐓𝐚𝐠 𝐲𝐨𝐮𝐫 𝐟𝐫𝐢𝐞𝐧𝐝𝐬
👉 𝐓𝐞𝐥𝐥 𝐞𝐯𝐞𝐫𝐲𝐨𝐧𝐞 𝐭𝐨 𝐜𝐨𝐦𝐞 𝐂𝐫𝐚𝐧𝐤 𝐈𝐭 𝐔𝐩 𝐭𝐡𝐢𝐬 𝐍𝐨𝐯𝐞𝐦𝐛𝐞𝐫

Your support helps this event grow bigger and better each year — run by lovers of music and cars, for lovers of music and cars (and all the awesome visitors who roll into town to crank it with us). ❤️

Let’s make 2025 the best one yet!

All the info at www.crankitupbatemansbay.com

15/10/2025

🗂️ Understanding Strata File Inspection Reports

Buying or selling in strata? Know what you’re walking into.
✔ Reveals financial health and levies
✔ Shows insurance, by-laws, and meeting history
✔ Flags major repairs, defects or disputes
✔ Saves time for agents, buyers and solicitors
Our Strata File Inspection Reports make it easy — one detailed file, reviewed by experienced strata managers.
Do your due diligence the smart way.
📞 02 4475 0800
www.nswstrataspecialists.com.au