The strata plan is an important document and every owner should have a proper copy of this document. It is quite simple to obtain a copy of the strata plan for a strata scheme. Visit the Department of Lands website (www.lands.nsw.gov.au), go to the section of the site called “Land Title Searches”.

Perform an online search – called a “Plan Inquiry”. Enter your credit card details and also the strata plan number (the format is SP12345) and the site will provide a copy of the strata plan (SP) for about $10.00 (2007).

The strata plan contains many key pieces of information that are relevant to every owner, for example it shows the area of each lot and the units of entitlement, it also shows (by definition) what is part of a lot and therefore the remainder is common property (even if it is not specifically stated as being common property).

The actual strata plan (SP) is the crucial document and describes what is common property and what is part of each lot or apartment. Read it carefully. If you need to talk to any professional person in relation to your apartment or strata plan, always provide them with a copy of the strata plan.

See the Section on Strata Plans for detailed information on how to read a strata plan, what to look for and how to interpret the plan.

These documents can be difficult to read and it can be confusing to relate them to real life, but it is important to look closelyat your strata plan in order to be able to accurately plan your renovation.

Some points to look for and take careful note of are as follows.

Where to buy a copy of your strata plan?

The NSW Government Land & Property Management Authority provides an online service where you can purchase and download a copy of your strata plan for a nominal fee ($11.30 including GST as at December 2010). The website is accessible at the following URL:

http://www.lpma.nsw.gov.au/land_titles/property_search

The search type is called a "Plan Image". Simply enter your strata plan number eg "SP123456" and pay the fee.

Download and print a copy of your strata plan and keep it for future reference. It is an important document. Read it and understand it.

The strata plan is missing walls?

One of the first things that people often notice about strata plans is that many of the walls are not shown. it is common to only show external walls for each apartment and walls separating lots or apartments and common areas. Structural walls inside apartments are often shown, but not always.

If a wall is shown on the strata plan it is almost certainly common property.

Strata Plan number

Check carefully the strata plan and ensure that the strata plan number matches. If you are a new owner check it against your contract of sale. Ensure that when you receive any notice from your strata managing agent that it has the correct number. Ensure that you use the correct SP number and Lot number in all communications and on all documents.

It is common for many lots to be known by a separate address, for example Lot 3 of SP 12345 may be known as Apartment 10, 15 Smith Street. In order to eliminate any confusion, both references should be used on all legal documentation.

Note that sometimes a Strata Plan will have two numbers, an old number and a new number.

The new number is almost always used.

Vinculum and areas

A vinculum on a strata plan is a symbol indicating that two land parcels are owned by one person and form part of the same apartment. The symbol is shown spanning the common boundary between the lots. For example a vinculum is commonly used to join an apartment with a balcony or an apartment with a garden area.

Note that the total area should be shown for all lots. Areas for physically separated lots are normally shown in brackets and should be identified by name and or by the use of a vinculum. Check that the areas of your lot add up. Occasionally this can be a complicated exercise and unfortunately mistakes have often been made. Each area should be labelled either as common property or else as part of a lot.

Ensure that you understand what areas are part of your lot.

Schedule of Unit Entitlements and areas

A schedule must appear on one of the pages of the strata plan. The schedule will list all of the lots in the strata plan and will also show the units of entitlement for each lot. Very occasionally all lots will be equal, but commonly different lots will have different values. The schedule must also show the aggregate (or total) of all lots, typically in square metres. Many old strata plans that have areas in square feet may have a conversion table added to the strata plan.

Note also that the areas of each lot or part of a lot are normally shown. Areas for physically separated lots to be shown in brackets.

Many strata plans will also feature a stratum statement for a part lot in a building. This is related to the upper surface of the floor or any other identified surface of a permanent structural feature. This is very common for example when there are internal staircases. It is common that the apartment downstairs will only own up to the underside of the staircase etc.

A stratum statement for lot or part of a lot outside a building (typically the garden or balcony area) may also be shown. This is related to an identified surface of a permanent structural feature and fixes an upper and lower level. It is very common for garden areas, for example if a garden area is part of an apartment, then it is normal to limit the area to for example 2 metres below floor level and say 5 metres above.

Check the stratum statement carefully, particularly for garden areas.

Subdivision of a strata plan

Strata plans are often subdivided. This is achieved by a "Plan of Subdivision" of an existing Lot of a Strata Plan. In the example at the top of this page the last plan was numbered SP1234, a new Strata Plan has been created i.e. SP56789 by subdividing one of the lots.

When a strata plan has been subdivided, the lots are numbered in sequence commencing at lot 1 or at the next highest number for a plan of subdivision or consolidation.

Be aware that if a strata plan has been subdivided, there may be gaps in the lot numbers.

The date

Take a careful note of the date on the strata plan, in some cases different rules applied, for example the rules for balconies constructured before 1974.

North point and scale

As per any map, always check the north point and scale in order to absolutely certain that you have accurately identified your apartment, and/ or any area of proposed renovation.

Make copies and use it always

Finally, make copies of your strata plan. If you lose it you can always download it and obtain another copy.

Use it frequently

Enclosure 1 to every motion and bylaw for renovation works

Get in the habit of using the strata plan as Enclosure 1 to any motion or bylaw for a strata renovation. Remember always that as far as the NSW Government and Courts are concerned, the strata plan is the primary document for every strata plan.

Many owners and consultants find this confusing and prefer their plans which are far more detailed (and which may have cost tens of thousands of dollars to prepare). However don't be fooled, in a court you will always have to provide a marked up copy of a strata plan and if there is a discrepancy, the strata plan will probably take precedence.

Strata Renovations recommends strongly that you provide a marked-up copy of your strata plan with all motions and bylaws for any and all strata renovations!

it is a simple process to photocopy and mark-up a strata plan. Simply make a pen amendment, add an arrow or circule an area on the strata plan to describe exactly the area of the proposed renovation. Examples of typical mark-ups are shown elsewhere on this site.