With the increasing popularity of apartments, townhouses, and units across Western Australia, more property owners than ever are buying into strata schemes.

If you currently own a strata property—or are looking to buy one—you will often hear about the “Council of Owners.” But who are they, and how much power do they actually have over your investment?

In this market update, we break down exactly how strata councils function and why a good one is essential for the value of your property.

What is a Council of Owners?

Think of the Council of Owners as the board of directors for your building. They are a group of lot owners elected to represent all owners within the complex.

Because it isn’t practical for every single owner to vote on every minor issue (like changing a lightbulb in the lobby or approving a small invoice), the Council is elected to handle the day-to-day governance. Their goal is to ensure the scheme runs smoothly, complies with the law, and remains a pleasant place to live.

What Do They Actually Do?

The Council has significant responsibilities that directly impact the lifestyle and financial health of the strata scheme. Their key duties include:

  • Financial Management: Overseeing the budget, approving expenditures, arranging insurance, and pursuing unpaid levies.
  • Governance & Enforcement: Ensuring the scheme complies with the Strata Titles Act and enforcing the complex’s by-laws (e.g., parking rules, noise restrictions).
  • Maintenance: Managing the upkeep of common property, from gardens to elevators.
  • Communication: Acting as the link between the owners and the Strata Manager.

The Difference Between the Council and the Strata Manager

A common misconception is that the Strata Manager makes all the decisions. In reality, the Council of Owners makes the decisions, and the Strata Manager executes them.

The Council acts as the governing body, while the Strata Manager is a professional appointed to handle the administration—such as preparing the accounts, issuing levy notices, and organising tradespeople. The Strata Manager provides professional advice to ensure the Council meets its legal obligations, but they take their instructions from the Council.

How to Join the Council

Council members are elected at the Annual General Meeting (AGM). Any lot owner can nominate themselves. If you want to have a say in how your building is insured, maintained, and managed, nominating for the council is the best way to get involved.

Council members must act in good faith, honestly, and with reasonable care. They must always put the interests of the strata company ahead of their own personal interests and declare any conflicts of interest.

Why a Good Council Matters for Your Investment

A proactive and balanced Council is a massive asset to a property. They help keep strata fees stable by planning ahead for maintenance, they resolve disputes before they escalate, and they ensure the building retains its visual appeal.

Conversely, a disorganized Council can lead to deferred maintenance and sudden “special levies” (unexpected costs) for owners.

Looking for More Information?

If you are living in strata or considering purchasing a strata property, understanding the by-laws and management structure is vital. Landgate’s WA Strata Living Guide is an excellent resource that covers everything from renovations to dispute resolution.

Are you looking to buy or sell a strata property? Contact our team today for advice on the current market and what to look for in a strata scheme.