Strata Scheme

The Strata Scheme is an important reference point as it defines boundaries and assists in decision making for issues, repairs and maintenance of units and common property. A land surveyor draws up the Strata Scheme prior to construction and alterations are shown with different version numbers of the plan. The Strata Scheme initiates the owners corporation, which comes into effect with a management agreement and inaugural meeting.

The Strata Scheme includes common boundary fences, shared underground utility services, common driveways and private units. The plan dictates lot entitlement and liability as well as boundaries. These boundaries determine responsibility for maintenance and repair issues.

It may be difficult to read a Strata Scheme, and it should be left to a solicitor for dispute issues or see a land surveyor. The Victorian example diagrams below are given to help your understanding and to indicate the complexity of these plans, especially as every state is different.

Q1. What is this?

A. This boundary is a solid wall. The strokes along the boundary line indicate the interior. 

Q2. What does the “S” mean

Q3. A party wall with easements? What does this mean for owners corporation responsibility?

A. That access must be maintained – owner cannot build over and the owners corporation has the right to enter to repair.

Q4. E1 is carriageway? Lot 9? Does this belong to the owners corporation or not?

 A. The scheme will provide a schedule – if lot 9 is on that schedule they are a member of the owners corporation 

Q5. What is this?

  A.      M = median (or middle is close enough) is the boundary of the lot. That means that the lots either side of the party wall contribute to the repair. The hashed line means solid boundary

Q6. What does the following paragraph mean and where would I find it on the plan?

A: 6A, 7A & 8A – Responsible for the existence and operation at their expense of said ventilator opening – this means that those lots cannot build over, block or remove the opening (is that the easement in Q3?).

6A, 7A & 8A – are not responsible for the repair or replacement of the pipe except as a member of the owners corporation (who is responsible).

For more information, please contact your Ace manager.