Strata Information Certificate (Section 184): New Requirements

From 1 April 2026, there are additional requirements for the Section 184 Certificate.

For apartment owners, buyers, conveyancers and strata committees, these changes are designed to improve transparency and help purchasers make more informed decisions before buying into a strata scheme.

Also known as the strata information certificate, Section 184 is an official document issued by the owners corporation that provides key information about a strata lot and the wider scheme.

It’s commonly requested during the sale of an apartment as part of the conveyancing process.

The certificate helps a potential buyer assess the financial health, risks and obligations associated with purchasing into the building including:

• levy contributions payable for the lot
• outstanding levies or debts
• by-laws affecting the property
• insurance details
• financial position of the owners corporation
• capital works fund information
• legal matters involving the scheme
• management and governance details

The Section 184 Certificate must now disclose whether utilities are supplied through an exclusive supply network (often called an embedded network).

This may include privately supplied electricity, gas, hot or cold water, internet services and other utilities.

This new requirement helps purchasers understand how utilities are supplied within a strata scheme, including who the provider is, whether residents can choose their own provider, how billing arrangements work, any potential costs involved, and whether there are service limitations or benefits associated with the network.

Additionally, the Certificate must now include information about certain orders or compliance action taken against the owners corporation, including matters relating to the repair and maintenance of common property.

Certificates must also disclose meetings held within the past 12 months, as well as any upcoming meetings. Together, these changes give prospective buyers greater visibility into the governance, maintenance history and future decision-making of the scheme.

At Netstrata, we recommend that Strata Committees review their Section 184 certificate to ensure that it complies with the new requirements.

You can download the template certificate from the NSW website.

Generally, the conveyancer or solicitor requests the Certificate on the buyer’s behalf as part of the property purchase process. Requests are typically made through the owners corporation, usually via the strata manager or authorised representative. Prescribed statutory fees apply and may vary from time to time. Expedited requests may attract a higher fee.

If you need assistance preparing a Section 184 Certificate or understanding the new requirements, please contact your Strata Manager at Netstrata.