Practice area

Strata & Community Titles

Strata and community-title advice fails when the wrong Act is used. Identify the plan and the jurisdiction first. Then use software to extract levies, motions and a defect chronology for the lawyer to check.

Key facts

Tasks covered: 26
Tasks with a step-by-step checklist: 5
Local differences: 2 jurisdictions where this area changes

Jurisdiction

Tasks

GreenLawyer reviewYellowClose supervisionRedLawyer-led

Tasks in Strata & Community Titles
Task	How AI is used	Human involvement	What the lawyer must review
Identify the governing statute and the by-law or scheme-rule power before advisingStart this task See suggested levels	Extract the scheme or plan identifier, the jurisdiction shown on the papers, and the by-law or scheme-rule headings into a cover sheet for the lawyer.	RedLawyer-led	Identify the governing statute yourself Decide the by-law or scheme-rule question Treat the cover sheet only as an index of the papers
Identify the Act and the by-law power before advisingChecklist Start this task See suggested levels	Extract the plan number, the state and the by-law headings from the papers into a cover sheet for the lawyer.	RedLawyer-led	Identify the governing Act yourself Decide the by-law question Treat the cover sheet only as an index of the papers
Identify the Unit Titles Act 2010 before advising on a body corporateChecklist Start this task See suggested levels	Extract the unit plan, body-corporate rules and the issue from the file.	RedLawyer-led	Apply the Unit Titles Act 2010; MBIE is the regulator Do not apply a NSW strata Act, Victorian owners-corporation Act or Queensland module
Identify the state condominium or HOA statute before advisingChecklist Start this task See suggested levels	Extract the community type (condominium, cooperative, HOA) and recorded-document names from the papers.	RedLawyer-led	Identify the state statute; there is no national strata Act Do not import an Australian statute or form Verify generated statutory references (Formal Opinion 512)
Reconcile a levy ledger to the noticesChecklist Start this task See suggested levelsWritten for Australia	Extract levy notices, due dates and payments into a schedule matched to the ledger lines.	YellowClose supervision	Check every figure against the notice or ledger page it came from Leave gaps as gaps
Draft a meeting notice from an approved agendaChecklist Start this task See suggested levelsWritten for New South Wales	Draft a meeting notice from the lawyer’s approved agenda and the last notice used for this scheme.	YellowClose supervision	Read every motion against the approved agenda Do not let the draft add a motion, a date or a voting right
Build a building-defect chronology from the scheme’s papersChecklist Start this task See suggested levelsWritten for Australia	Extract dates, authors and document titles into a chronology of complaints, reports and minutes about the defect.	YellowClose supervision	Verify dates and authors against the documents Do not turn the chronology into a defects opinion
Draft a by-law or scheme rule from the approved motionStart this task See suggested levels	Produce a first-draft by-law from the lawyer's approved motion and the last registered by-laws for this scheme.	YellowClose supervision	Check the power to make the by-law and its registration Check the draft adds no restriction the motion did not pass
Compare a management or caretaker agreement to the scheme rulesStart this task See suggested levels	Compare the agreement to the scheme rules and the statute headings the lawyer has listed, and flag term, fee, termination and function creep.	YellowClose supervision	Read the agreement against the current Act, not last year's precedent Check for functions that cannot be delegated
Draft a scheme-dispute tribunal application from the papersStart this task See suggested levels	Produce a first-draft application and chronology from the minutes, by-laws and correspondence, using the tribunal form the lawyer has named.	YellowClose supervision	Confirm standing: lot owner, committee or manager Confirm the orders the tribunal can actually make
Produce the scheme's information certificate for a lotStart this task See suggested levels	Populate the approved certificate form from the strata roll, the levy ledger, the insurance schedule and the minutes, and list beside each field the document and page the figure came from.	GreenLawyer review	Check every figure against the primary record, confirm the form and fee are the current ones for the jurisdiction, and decide whether any unresolved levy, order, notice or proceeding also has to be disclosed.
Prepare a breach notice for a by-law or scheme ruleStart this task See suggested levels	Complete the approved breach-notice form from the by-law as registered and the committee's dated incident records, quoting the by-law text verbatim and listing each incident against the record it came from.	GreenLawyer review	Check the by-law is the version currently registered and within power, confirm the owners corporation or committee resolved to give the notice, and check the recipient, the particulars and the manner and date of service.
Build the voting-entitlement and proxy register for a general meetingStart this task See suggested levels	Tabulate the lots, unit entitlements, arrears status and lodged instruments from the roll, the ledger and the proxy forms, apply the cap the lawyer has set for the jurisdiction, and flag each instrument that is out of time, unsigned, over the cap or inconsistent with the roll.	GreenLawyer review	Check the proxy cap and the arrears rule against the current statute or module, open each flagged instrument, and decide the contested ones before the meeting opens.
Check the motions and the notice against the resolution each outcome needsStart this task See suggested levels	Work through the motion set with the lawyer, classifying each motion against the resolution types and consent requirements the lawyer supplies, and listing the registration or lodgement step and its deadline for any motion that needs one.	YellowClose supervision	Decide the resolution type for each motion, confirm exclusive-use and special-privilege motions carry the consents the statute requires, and settle the wording before the notice issues.
Prepare the scheme's insurance and valuation compliance reportStart this task See suggested levels	Assemble the schedule of required covers, current policies, sums insured and valuation dates from the renewal papers against the statutory list the lawyer supplies, and draft the gap entries for the lawyer to settle.	YellowClose supervision	Confirm which covers this scheme type must hold under the current statute or module, check the sums insured and the valuation interval and basis against the policy and the valuation itself, and decide what the committee must be told.
Assemble the response to a records inspection requestStart this task See suggested levels	Index the scheme's records against the statutory list of records that must be produced, classify each document against the withholding grounds the lawyer supplies, and list every document the lawyer still has to rule on.	YellowClose supervision	Decide each withholding, particularly legal advice and material about a dispute with the person inspecting, check the bundle against the statutory list, and confirm the fee, the period covered and the manner of inspection.
Decide whether the item is common property or lot propertyStart this task See suggested levels	Extract the plan notations, boundary annotations, by-law entries and repair history into a table beside the lawyer's issue list, index the photographs and inspection reports by item and date, and list the items for which the plan shows nothing.	RedLawyer-led	The lawyer reads the registered plan and the boundary provisions, characterises the item and writes the advice.
Confirm the levy recovery preconditions and the earliest date proceedings may startStart this task See suggested levels	Extract the levy resolutions, notice dates, service records and payment history into the lawyer's precondition table, compare each notice against the lawyer's list of required contents, and flag every line with no supporting document.	RedLawyer-led	The lawyer decides whether each levy was validly struck, whether each precondition is satisfied, and when proceedings may and must be started, and signs the record.
Map each defect to its claim route and the last date to actStart this task See suggested levels	Extract the completion, occupation or occupancy certificate, handover and first-notification dates from the scheme's papers into the lawyer's route and limitation grid, tabulate each defect against the routes the lawyer has identified, and flag each defect with no evidenced trigger date.	RedLawyer-led	The lawyer settles the trigger date for each route, decides which routes are open for each defect, and advises on the last date to act.
Prepare the mandatory pre-filing step for a scheme disputeStart this task See suggested levels	Work with the lawyer to complete the pre-filing form for the applicable body and assemble the dated record of the internal grievance, breach notice or correspondence the lawyer has selected as showing the step was taken.	YellowClose supervision	Confirm which body and which precondition applies to this dispute, check the description of the dispute against the orders that will later be sought, and check that the record actually establishes the step.
Summarise strata committee minutes and correspondence for a tribunal applicationChecklist Start this task See suggested levelsWritten for AustraliaAustralia only	Extract decisions and dates into a cited chronology.	GreenLawyer review	Check against minute book; check NCAT/VCAT/QCAT AI procedural direction for any affidavit use.
Summarise owners-corporation minutes and recordsStart this task See suggested levelsWritten for AustraliaAustralia onlySource basis: Area-specific sources in links; vendor pages marked (vendor).	Extract levies, defects and disputes.	GreenLawyer review	Verify against records.
Draft a by-law from the committee's instructionsStart this task See suggested levelsWritten for AustraliaAustralia onlySource basis: Area-specific sources in links; vendor pages marked (vendor).	Draft by-law text.	YellowClose supervision	Lawyer checks the strata Act.
Prepare a defects claim chronologyStart this task See suggested levelsWritten for AustraliaAustralia onlySource basis: Area-specific sources in links; vendor pages marked (vendor).	Build chronology from reports.	GreenLawyer review	Verify.
Draft a tribunal application for a strata disputeStart this task See suggested levelsWritten for AustraliaAustralia onlySource basis: No area-specific AU source found; general AI-use guidance applied to this area.	Draft from facts.	RedLawyer-led	Lawyer settles; check NCAT PD 7.
Answer owner FAQs with a supervised chatbotStart this task See suggested levelsWritten for AustraliaAustralia onlySource basis: Area-specific sources in links; vendor pages marked (vendor).	Draft responses from the by-laws.	YellowClose supervision	Manager reviews.
Assess AI-generated submissions in a strata disputeStart this task See suggested levelsWritten for AustraliaAustralia onlySource basis: Area-specific AU source in links	Review.	YellowClose supervision	Lawyer verifies.
Draft owner warning about AI use in tribunal applicationsStart this task See suggested levelsWritten for AustraliaAustralia onlySource basis: Area-specific AU source in links	Draft.	GreenLawyer review	Approve.
Summarise strata committee rulesStart this task See suggested levelsWritten for AustraliaAustralia onlySource basis: Area-specific AU source in links	Summarise.	GreenLawyer review	Verify.

Firm-wide obligations

Firm-wide obligations
Obligation	What it covers
Trust accounting & handling client money	Checks that apply across files.
Costs, billing & litigation funding	Checks that apply across files.
Client-facing & access-to-justice AI tools	Checks that apply across files.
Incoming evidence — deepfakes & synthetic documents	Checks that apply across files.
AI decision systems	Checks that apply across files.
Confidentiality & client information	Checks that apply across files.
AML/CTF — the practice as a reporting entity	Checks that apply across files.

What changes in New Zealand

Known here as: Unit titles (Unit Titles Act 2010)

What changes in New Zealand
Topic	What changes
Governing Act	Unit Titles Act 2010. No NSW Strata Schemes Management Act, Victorian owners corporation or Queensland community-titles module.
Regulator	MBIE is the unit titles regulator and can monitor bodies corporate and their managers.
Rules and disclosure	Take body-corporate rules and pre-purchase disclosure from the Act and unit-titles.govt.nz.

Unit Titles Act 2010 · 2026-09-23
Unit titles: Act and regulations · 2026-09-23

What changes in United States

Known here as: Common-interest communities, condominiums and homeowners associations

What changes in United States
Topic	What changes
State law	State law governs this work. Check the statutes, court rules and conduct rules of the state where the matter is. Do not import an Australian statute, form or court AI practice note.
Governing law	Condominium, cooperative and HOA codes are state (sometimes uniform-act) law. No national strata statute. Identify the Act and the recorded declaration first.