Strata Committee Powers: What You Can and Can’t Do

Most Committees do not realise they have stepped outside their authority until something goes wrong.

The line between what a strata Committee can approve and what requires owner approval is not always clear.

Decisions are often made quickly, with good intentions, but without confirming whether the proper authority exists. That is where disputes commonly begin.

This guide outlines common strata Committee principles across Australia and explains where Committees can generally act independently, where owner approval is usually required and where legal grey areas often arise.

Committees should always confirm the legislation and requirements applying to their own scheme before making decisions.

Jurisdiction note

Strata legislation differs across Australia, including Committee powers, approval thresholds, terminology and voting requirements.

For example:

• Victoria generally uses the term owners corporation
• Queensland commonly uses body corporate
• Spending approval thresholds and resolution requirements vary between states
• The definition of urgent works and maintenance obligations can differ materially by jurisdiction

Committees should always confirm the legislation and approval requirements applying to their own scheme before making decisions.

Key Takeaways

• Committees can generally make day-to-day operational decisions without a general meeting, but only within the authority delegated to them under the relevant legislation.
• Spending decisions are not just about cost. Approval thresholds, budgets, classifications and local legislative requirements all affect whether owner approval is required.
• Many strata disputes arise from unclear authority rather than bad intent. Proper advice and clear decision-making processes help reduce that risk.

What powers does a strata Committee actually have?

A strata Committee does not operate independently. It acts under authority delegated by the owners corporation, body corporate or equivalent entity under the relevant strata legislation.

Across Australia, equivalent strata legislation establishes how Committees operate and what authority can be delegated to them.

In practice, this means a Committee can usually make operational decisions on behalf of the owners corporation or body corporate, but it does not replace the owners themselves.

Where a decision falls outside the Committee’s delegated authority or exceeds legislative limits, it will generally need to be referred back to owners for approval.

What can a strata Committee do without an AGM?

A strata Committee can generally make decisions without holding an Annual General Meeting (AGM) where the matter is routine, operational, previously approved, or genuinely urgent.

The extent of this authority depends on the legislation and rules applying to the particular scheme.

Day-to-day decisions and operational authority

Committees are typically responsible for handling the ongoing operation of the property.

This commonly includes:

• organising routine maintenance
• approving minor repairs
• engaging contractors
• managing administrative matters

In many schemes, these decisions can be made without a general meeting provided they fall within approved budgets and delegated authority.

Urgent repairs and safety issues

There are situations where waiting for owner approval may not be practical.

In many jurisdictions, Committees can authorise urgent work where there are reasonable grounds to believe immediate action is necessary to:

• ensure safety
• prevent significant property damage
• address essential building failures

However, the definition of urgent works and the extent of Committee authority differ between states and territories. Not every time-sensitive issue will meet the legal threshold for urgent action.

Decisions already approved in budgets or plans

Where owners have already approved:

• an annual budget
• a maintenance plan
• specific capital works

The Committee can generally proceed without seeking fresh approval each time.

In these situations, the authority comes from the original owner approval rather than a separate Committee decision.

What are strata Committee spending limits and where do they go wrong?

A strata Committee can usually approve spending within defined limits, but those limits depend on the scheme’s approved budget, applicable legislation, and the nature of the work being performed.

Many disputes arise when those boundaries are not properly considered before decisions are made.

What the law says about spending

Committee spending authority is commonly linked to:

• approved budgets
• annual levies or fees
• legislative approval thresholds
• delegated powers

The relevant limits and approval requirements differ across states and territories, so Committees should confirm the rules applying to their own scheme before authorising expenditure.

Where spending falls within an approved budget, the Committee may generally proceed without additional approval.

Where it falls outside approved limits or involves significant expenditure, owner approval may be required through an ordinary or special resolution depending on the jurisdiction and circumstances.

Why “small decisions” can still breach the rules

One of the most common problems is assuming smaller decisions carry less legal risk.

Examples include:

• splitting a larger project into smaller jobs to avoid approval thresholds
• classifying upgrades as maintenance
• approving works without confirming budget authority

While these decisions may appear minor operationally, they can still be challenged if the correct approval process was not followed.

Where things typically go wrong

Committees often approve works believing they are within their authority, only to later face:

• owner objections
• challenges to the decision-making process
• delays that increase costs
• disputes over approval requirements

Where there is uncertainty about authority or approval thresholds, it is usually a sign the decision should be reviewed before proceeding.

Clear advice at this stage can help prevent larger disputes later.

Many Committees use services like Strata Quote to compare strata managers and identify providers who offer clear guidance and consistent support before decisions are made.

What can a Committee not do without owner approval?

A Committee generally cannot make decisions that exceed its delegated authority or materially affect owners without formal approval.

While the exact requirements differ across jurisdictions, the following categories commonly require owner approval.

Approval requirements can differ by state

The type of owner approval required for major spending, upgrades or common property changes varies across Australia.

Depending on the jurisdiction, Committees may need:

• an ordinary resolution
• a special resolution
• a unanimous resolution
• or approval tied to specific spending thresholds

Committees should confirm the applicable approval pathway before committing to works or contracts.

Major spending and upgrades

Significant expenditure will often require approval from owners, particularly where the cost exceeds legislative thresholds or falls outside approved budgets.

Depending on the jurisdiction and the nature of the works, this approval may require an ordinary or special resolution.

Changes to common property

Changes affecting common property are usually treated as higher-level decisions.

This may include:

• upgrades
• alterations
• new installations
• changes to appearance or use

In many jurisdictions, these decisions require owner approval rather than Committee approval alone.

Legal action and major decisions

Legal proceedings and major contractual commitments will often require approval from the owners corporation or body corporate before the Committee can proceed.

Committees should avoid assuming authority exists simply because a matter appears operational or urgent.

What grey areas cause disputes in a strata Committee?

Most disputes do not arise from obvious breaches. They arise where the boundaries of authority are unclear.

Common grey areas include:

• maintenance versus upgrades
• urgent versus non-urgent repairs
• unclear scope of approved budgets
• uncertainty around delegated authority
• differing interpretations of legislative requirements

Without clear approval pathways and documented decision-making, disagreements within a scheme can escalate quickly.

Why do strata Committees overstep their authority without realising?

Most Committees act in good faith, but still make decisions outside their authority.

This commonly happens because of:

• unclear or incomplete advice
• pressure to act quickly
• assumptions about approval requirements
• reliance on verbal guidance without verification
• misunderstanding legislative obligations

Over time, these issues can result in decisions being made without proper authority or owner approval.

How can a strata Committee stay compliant and avoid disputes?

To reduce the risk of disputes and invalid decisions, Committees should follow a consistent approval process before acting.

This generally includes:

• confirming whether owner approval has already been obtained
• checking whether the decision falls within delegated authority
• ensuring expenditure sits within approved budgets and legislative limits
• distinguishing clearly between maintenance and upgrades
• documenting decisions and approvals appropriately

Because legislative requirements differ across Australia, Committees should seek professional advice where there is uncertainty about approval pathways or authority limits.

In many cases, disputes arise not because of bad intent, but because decisions were made without clear advice or a proper understanding of the applicable legislation.

When your strata manager is part of the problem

Committees rely heavily on strata managers to guide decisions and explain approval requirements.

That guidance is only effective when it is accurate, clearly communicated and aligned with the legislation applying to the scheme.

In some cases:

• decisions are pushed through too quickly
• approval requirements are not clearly explained
• risks are minimised
• authority is assumed rather than confirmed

These decisions may appear routine at the time, but they can later create disputes, delays and financial exposure for the Committee and owners corporation or body corporate.

Even where a strata manager provides advice, responsibility for authorised decision-making generally remains with the Committee or owners themselves.

Looking to change your strata manager?

When Committee decisions begin to feel unclear, difficult to justify or legally uncertain, it may be time to review whether your current strata management support is meeting the needs of the scheme.

Throughout this guide, the recurring issue is not bad intent. It is decisions being made without clear authority, proper process or reliable advice.

Strata Quote allows Committees to submit a single enquiry and compare multiple quotes from vetted strata managers.

This makes it easier to assess different providers and find a manager who offers transparent communication, practical guidance and consistent support.

Reach out here to explore and compare your options.