Passed Is Not the Same as Commenced — NSW's Final Strata Reform Wave

Three different steps

On 15 October 2026, NSW Parliament passed the latest strata reform package. At the source check on 21 October 2026, Parliament still recorded the Bill as awaiting assent.

Passing Parliament, receiving assent and commencing are different events. Some amendments are assigned to the date of assent. Others need a commencement proclamation. Regulations and transitional rules can also affect how a change works.

A headline is a reason to investigate. It is not, by itself, authority to change a scheme's procedure.

1. Two lots: reporting relief is already here; broader governance relief is separate

NSW Government guidance confirms the two-lot exemption from Strata Hub annual reporting began on 1 October 2026. That is an existing change.

Proposed section 7A would go further, simplifying meeting and committee requirements and using written decisions approved by all owners of each lot. Its commencement is assigned to proclamation, not assent.

Do not cancel an AGM or abandon the current decision process simply because the scheme has two lots. First establish which requirement has actually changed. Neighbours still need a clear agreement and a useful record of shared decisions.

2. EV charging: a proposed new pathway, not an immediate permission slip

Proposed sections 132D and 132E introduce a dedicated pathway for an owner's lot charger, including necessary common-property work. They are assigned to proclamation.

For now, identify the works, the property affected and the applicable approval pathway. Do not use the proposed EV notice or deemed no-objection arrangements as current law. Friday's forthcoming scenario explores that distinction.

3. Access cards, bonds and fees: ask what the charge is for

The package proposes limits on bonds and fees, including charges associated with access keys and cards. Proposed section 105AA is assigned to proclamation. The proposed limits connect fees to reasonable costs and require reasonable bonds with clear return terms.

Keep the practical questions simple. What does the charge cover? What supports the amount? What are the bond's return terms? Familiar practice should still be capable of explanation. Check current authority rather than assuming either that every charge is valid or that the new limits are already operating.

4. Building managers: accountability is not entirely new

Earlier building-manager duties and an additional Tribunal ground involving unlawful conduct already commenced on 27 October 2025, according to NSW Government guidance.

The latest Bill adds a further section 72 ground concerning breach of a duty prescribed by regulations. That amendment is assigned to proclamation.

Keep the agreement, duty, evidence and remedy separate. Record a concern, check what obligation applies and obtain advice on the appropriate response. Do not assume a committee can terminate an agreement just because a reform headline mentions stronger remedies.

5. Compliance transparency: assigned to assent

Proposed section 188ZD would allow publication of information about certain undertakings and compliance notices affecting owners corporations. Schedule 1[98] is assigned to assent under clause 2(a), rather than a later proclamation. At the 21 October 2026 check, Parliament still recorded the Bill as awaiting assent.

The governance lesson is practical: keep regulatory correspondence, agreed actions and completion evidence together. Owners should be able to understand what the scheme has been asked to do and what has happened since.

A practical commencement check

Before relying on a new rule, record the answer to these questions:

• Which provision are we relying on?
• Has the Bill received assent?
• Does this particular amendment start on assent or by proclamation?
• What commencement date, regulations or transitional conditions apply?
• What approval process operates for our decision today?