When serious issues arise in a strata scheme, waiting for the next Annual General Meeting (AGM) isn’t always practical. That’s when an Extraordinary General Meeting (EGM) comes into play.

The high-profile case of Mascot Towers is a stark example. After structural cracks appeared on Christmas Eve, residents were forced to evacuate. To fund urgent repairs, the owners voted at an EGM to raise $7 million in special levies—a decision too urgent to wait until the next AGM.

So what exactly is an EGM, and how does it work in NSW strata schemes?

AGM vs EGM – What’s the Difference?

Every strata scheme must hold an Annual General Meeting once a year. This meeting covers:

• Electing the strata committee
• Reviewing key financials
• Approving or renewing the managing agent’s appointment

An Extraordinary General Meeting, on the other hand, can be called at any time during the year to address specific issues that cannot wait until the next AGM.

Common reasons to call an EGM include:

• Approving special levies to cover urgent repairs
• Debating or changing by-laws
• Considering building upgrades or major works
• Addressing legal or compliance matters requiring an owners corporation decision

How Are EGMs Called?

According to NSW Fair Trading, EGMs must follow the same rules of notice, quorum, and procedure as AGMs, but the business conducted will differ.

Key points:

• Notice periods – Owners must receive at least 7 clear days (or 6 business days) notice before the meeting.
• Agenda – The notice must set out the motions to be discussed and whether they require unanimous support, a special resolution (75% vote), or a simple majority.
• Adding motions – Any owner can propose a motion by writing to the secretary, including their name and a 300-word explanation. The chairperson may reject motions if they’re unlawful, unenforceable, or improperly submitted.

In some cases, individual owners can request an EGM. This requires submitting details of the purpose to the secretary, who must then arrange the meeting in line with the scheme’s rules.

After the Meeting

Once the EGM concludes, the secretary must prepare and distribute the minutes to all owners. These minutes record the motions discussed, voting outcomes, and any decisions made.

Why EGMs Matter

EGMs ensure that strata communities can act quickly on urgent issues, whether that’s funding major repairs, updating by-laws, or addressing safety concerns. Without them, schemes risk costly delays or legal non-compliance.

Metro Strata’s Advice

At Metro Strata, we help committees and owners navigate the EGM process smoothly—from drafting motions and ensuring compliance with notice requirements, to managing sensitive debates and recording outcomes clearly.

Our proactive approach means owners corporations can focus on making the right decision, while we handle the process and governance.

Final Word

An Extraordinary General Meeting gives strata owners the flexibility to make urgent decisions between AGMs. Understanding how EGMs work ensures you can act quickly and legally when issues arise in your scheme.