Section 184 Certificate Explained: What It Is and What to Look For

A Section 184 certificate, also called a strata information certificate, is a formal document required under Section 184 of the Strata Schemes Management Act 2015 (NSW). It tells a prospective buyer exactly what financial and administrative obligations come with a lot — from unpaid levies and special contributions to insurance details and recent by-law changes. If you are buying an apartment or unit in NSW, this certificate is one of the most direct ways to understand what you are stepping into before you exchange.

What is a Section 184 certificate?

A Section 184 certificate is issued by a member of the strata committee or the strata managing agent on behalf of the owners corporation. It carries the owners corporation seal and summarises the key financial, legal, and administrative standing of the strata scheme as it relates to the specific lot you are buying.

Under Section 185 of the Strata Schemes Management Act 2015 (NSW), the certificate is conclusive evidence of the matters stated in it in favour of a person taking the lot for valuable consideration. In practical terms, this means a buyer can generally rely on the accuracy of the information disclosed, provided they are purchasing the property in good faith.

A fee is payable for the certificate. NSW Fair Trading publishes the approved Section 184 Certificate form, which was updated in March 2026 to reflect recent legislative changes.

What information must a Section 184 certificate include?

The certificate must contain a wide range of disclosures about the lot and the broader strata scheme. These are not optional extras — they are statutory requirements, and their purpose is to give a buyer a clear picture of ongoing costs, unpaid debts, and scheme governance.

The required disclosures include:

Strata renewal committee status — whether a renewal committee has been established
Exclusive supply networks — also known as embedded networks for electricity, gas, hot water, or internet, which may affect your choice of provider
Administrative fund contributions — amounts determined, instalment periods, and any arrears or credits, as required under Section 73
Capital works fund contributions — same structure as the administrative fund, under Section 74
Additional amenities or services charges under Section 117
Special contributions or levies under Section 81(4)
Money unpaid under by-laws that confer rights or privileges
Proposals for funding matters in the 10-year capital works plan
Contributions towards legal proceedings under Section 90
Amounts recoverable for work carried out by the owners corporation under Section 120
Rate of interest on contributions under Section 85
Unpaid contributions and pecuniary penalties under Sections 147 and 86
Outstanding orders and compliance action, including building product rectification orders, undertakings, and compliance notices
General or strata committee meetings held in the past 12 months, and any meetings for which a notice has been issued but has not yet been held
Strata roll particulars for the lot
Names and addresses of the strata managing agent, building manager, and strata committee members
By-laws made in the last 6 months that have not yet been lodged
Insurance policies — type, insurer, policy number, sum insured, due date, last premium paid, and amount
Community or precinct association contributions
Building management committee contributions
Any other amounts payable in relation to the lot

This level of detail matters because it reveals not just what you will pay in levies, but whether the scheme is being managed proactively or reactively. A well-maintained certificate with clean records and no outstanding orders is usually a reassuring sign. One littered with arrears, compliance notices, and unresolved meeting requirements warrants closer attention.

What changed in the April 2026 updates?

Recent amendments to the Strata Schemes Management Act 2015 (NSW) introduced new disclosure requirements that took effect on 1 April 2026. These changes were designed to improve transparency for buyers and bring the certificate in line with modern strata living conditions.

The key updates include:

Embedded network disclosures — if the building operates an exclusive supply network for utilities, that arrangement must now be declared. This matters because embedded networks can sometimes limit your ability to shop around for cheaper electricity or internet plans.
Compliance orders and outstanding action — buyers must now be informed of any building product rectification orders, compliance notices, or undertakings that involve the scheme. This helps surface building defect remediation that might otherwise be buried in meeting minutes.
Meeting records — the certificate must now detail general and strata committee meetings held in the past 12 months, as well as any meetings for which a notice has been issued but has not yet been held. This gives buyers a quick read on whether the owners corporation is meeting its governance obligations.

The NSW Government has published a guide to these strata law changes for committees and owners. The updated certificate form reflects these new fields and should be used for all transactions from April 2026 onward.

How is a Section 184 certificate different from a strata search report?

A Section 184 certificate and a strata search report (also called a strata records inspection) are not the same thing, though they overlap in places. Buyers often confuse the two, and some mistakenly believe the certificate is enough on its own.

Section 184 Certificate	Strata Search Report
Statutory disclosure under Section 184	Inspection of the full strata records
Issued by the strata committee or managing agent	Usually arranged by a strata records inspection company
Covers current financial standing, levies, insurance, and compliance	Includes meeting minutes, financial statements, defects, legal disputes, and historical trends
Snapshot of formal obligations at a point in time	Deeper narrative of how the scheme has been managed over time
Legally conclusive for buyers under Section 185	Informative but not statutorily binding

The certificate gives you the numbers. The strata search report gives you the story behind them. For example, the certificate might show a special levy of $5,000. The meeting minutes in the search report will tell you whether that levy was for a one-off lift repair or part of a broader pattern of reactive maintenance.

NSW Government guidance on buying a strata property recommends buyers obtain both documents, along with a building inspection, before committing to purchase. It is sound advice: the certificate confirms what you owe, while the search report explains why.

What should buyers look for on a Section 184 certificate?

Buyers should focus on levies, special contributions, capital works fund health, compliance orders, and embedded network costs. These are the areas most likely to affect your ongoing financial obligations and the long-term stability of the scheme. Not every entry on a Section 184 certificate is equally important. Some lines are routine administrative facts; others can signal real financial risk.

Low levies

Levies that seem unusually low compared to similar buildings may indicate underfunding of the administrative fund or capital works fund. While low levies can look attractive in the short term, they often precede steep increases or special levies when major maintenance eventually falls due. Compare the stated levies against other properties using the guidance in our article on how to compare strata levies before you buy.

Outstanding levies and special contributions

Any unpaid contributions or pecuniary penalties listed under Sections 147 and 86 should be queried immediately. In most contracts, the seller is responsible for clearing these before settlement, but you want confirmation in writing. Special levies under Section 81(4) should also be examined closely. These are one-off charges for major works, and a large outstanding amount can materially affect your cost of ownership. You can learn more about how special levies work in our guide to special levies in NSW.

Capital works fund health

Check whether the capital works fund has adequate projected funding for the items in the 10-year capital works plan. If the certificate shows proposals for new funding sources or repeated special contributions, the existing fund may be insufficient for the building’s needs.

Compliance orders and outstanding action

From 1 April 2026, the certificate must disclose building product rectification orders, compliance notices, and undertakings. These are red flags not because they mean the building is uninhabitable, but because they indicate unresolved regulatory or defect issues that could lead to future costs or restrictions on use.

Embedded network costs

If the building operates exclusive supply networks for electricity, gas, hot water, or internet, ask what that means for your utility bills. Some embedded networks offer competitive bulk rates. Others lock residents into above-market pricing with limited exit options.

By-law breaches and recent changes

Money unpaid under by-laws, or by-laws made in the last six months that have not yet been lodged, can affect your rights as an owner. For example, a recent by-law restricting pets or altering common property access may not yet appear on the public record but could still bind you.

Frequently asked questions

Is a Section 184 certificate mandatory when buying a strata property?

There is no legal requirement for a buyer to obtain a Section 184 certificate, but most contracts of sale in NSW include a clause requiring the seller to provide one. Even if it is not required by contract, it is strongly recommended as part of due diligence. The certificate is the only document that gives you a statutory snapshot of the lot’s financial obligations.

Who pays for the Section 184 certificate?

Usually the seller arranges and pays for the certificate, since it is provided on behalf of the owners corporation. The fee is prescribed by the Strata Schemes Management Regulation 2016, though the total amount charged by the strata manager may include additional administrative costs. If you are purchasing, confirm with your conveyancer whether the certificate is included in the contract or needs to be requested separately.

Can I rely on the information in a Section 184 certificate?

Yes, within limits. Under Section 185 of the Strata Schemes Management Act 2015 (NSW), the certificate is conclusive evidence of the matters stated in it in favour of a person taking the lot for valuable consideration. This means a buyer acting in good faith can generally rely on its accuracy. However, the certificate is only as current as its issue date, so check the issue date and request an updated certificate if the position may have changed.

How long is a Section 184 certificate valid?

There is no fixed expiry period under the Act, but in practice the information ages quickly. Levies can change quarterly, insurance policies renew annually, and compliance action can be initiated at any time. Buyers should check the issue date and request an updated certificate if the position may have changed.

A clearer way to review your strata documents

A Section 184 certificate gives you the formal facts about a strata lot, but reading it alongside a full strata search report, meeting minutes, and financial statements takes time — and it is easy to miss the details that matter most. StrataClear analyses your uploaded strata report and turns complex documents into clear, structured summaries. We surface the issues buyers actually care about — levy trends, fund health, compliance items, and red flags — so you can make faster, more informed decisions during due diligence. Upload your strata report to StrataClear and get an instant summary that helps you understand what you are buying, without the overwhelm.