Understanding Councils of Owners in Strata Properties

Understanding the Role of the Council of Owners in a Strata Property

At D Residential Group, our Mount Lawley–based team of Perth property managers specialise in boutique property management, supporting investor income while helping owners and tenants navigate strata living with clarity and confidence.
If you own or live in a strata property, many of the decisions that affect your building are made collectively through the council of owners.

This group plays a key role in how a strata complex operates day to day, from budgets and by-laws to maintenance and working alongside the strata manager. Understanding how the council functions can help you know what to expect, how decisions are made, and how you can be involved.

What is a council of owners?

A council of owners is a group of lot owners elected to represent the strata company and manage the affairs of the scheme on behalf of all owners.

The council acts as the decision-making body for everyday matters, helping ensure the property is well maintained, compliant with legislation and operating smoothly. Rather than requiring every owner to vote on every issue, the council allows decisions to be made efficiently while still acting in the best interests of the group.

What does the council of owners do?

The council’s responsibilities typically cover several key areas:

• Governance and compliance
  Ensuring the strata scheme operates in line with legislation, by-laws and approved processes.

• Financial oversight
  Managing budgets, levies and insurance, and addressing unpaid contributions where required.

• Maintenance and repairs
  Overseeing the upkeep of common property and approving maintenance works.

• By-laws and enforcement
  Upholding by-laws and house rules to maintain fairness and amenity within the complex.

• Communication
  Working with the strata manager and keeping owners informed about decisions and issues affecting the property.

Most councils appoint a chairperson, secretary and treasurer to help coordinate meetings, manage records and oversee financial matters.

How is the council formed?

Council members are elected by owners at the Annual General Meeting. Any lot owner can nominate, either ahead of the meeting or on the day.

If there are more nominees than available positions, a vote is held. The size of the council depends on the scheme itself and what is permitted under the strata by-laws.

What is the role of the strata manager?

A strata manager is often appointed to support the council with the practical and administrative tasks required to run the scheme effectively.

This may include organising maintenance, preparing budgets, managing records, arranging insurance and assisting owners with queries. While the strata manager brings professional expertise and continuity, they act on instructions from the council. Responsibility for decisions always remains with the council of owners.

In Western Australia, strata managers must meet education, insurance and conduct requirements under strata legislation.

Rules, responsibilities and resolving disputes

Council members are required to act honestly, in good faith and in the best interests of the strata company. They must disclose conflicts of interest and follow the processes set out in the Strata Titles Act and the scheme’s by-laws.

The council is also often the first point of contact when issues arise between owners or residents, such as noise concerns, parking disputes or questions about common property. Many matters can be resolved through clear communication and consistent application of the by-laws.

Where issues cannot be resolved internally, formal dispute resolution processes under WA strata legislation may apply.

Why a well-functioning council matters

A proactive and balanced council can make a significant difference to the experience of living in or owning a strata property.

Good governance helps keep levies stable, ensures maintenance is planned rather than reactive, and reduces the likelihood of disputes. Clear communication and timely decisions benefit owners, residents and property investors alike.

Helpful resources

If you live in a strata property or are considering buying into one, Landgate’s WA Strata Living Guide is a valuable resource covering by-laws, meetings, renovations and dispute resolution.

If you would like advice on managing a strata rental, purchasing within a strata complex, or protecting investor income through boutique property management, our Mount Lawley–based team at D Residential Group is here to help. As experienced Perth property managers, we work closely with strata councils, owners and tenants to support well-run buildings and better long-term outcomes.

REIWA's Article:

Understanding your strata council of owners