Buying a strata property is different from purchasing a freestanding home. You’re not just investing in your apartment—you’re also buying into a community with shared responsibilities, levies, and by-laws. To help make an informed decision, prospective buyers can request a Section 184 certificate from the Owners Corporation.

What Is a Section 184 Certificate?

The Section 184 certificate—named after the relevant clause in the Strata Schemes Management Act 2015—is an official document that provides essential information about the management of a strata scheme and the financial obligations of its members. It was previously known as the Section 109 certificate.

What Information Does It Contain?

A Section 184 certificate typically includes:

• The names and addresses of the strata committee members and managing agent
• The levies payable by owners
• Any outstanding levies on the lot
• The address where records and financial statements can be inspected
• Details of recently enacted by-laws

For buyers, this information is crucial. If a levy is outstanding before the certificate is issued and the amount is not shown on the document, the purchaser is not responsible for paying it.

Who Can Request a Section 184 Certificate?

The following parties are entitled to request a certificate:

• The lot owner
• A mortgagee or covenant chargee of the lot
• A person authorised in writing by the owner, mortgagee, or covenant chargee

The request must be made in writing and accompanied by the prescribed fee.

How Long Does It Take to Receive?

Under NSW legislation, the treasurer of the Owners Corporation must provide the certificate within 14 days of receiving the request. Failure to comply can result in financial penalties for the Owners Corporation. The certificate should also bear the common seal to confirm its authenticity.

Final Word

A Section 184 certificate offers peace of mind when buying into a strata scheme. It ensures transparency about levies, by-laws, and outstanding debts so you know exactly what you’re committing to. Always review the certificate carefully as part of your due diligence before purchasing.