Buying or selling a strata unit in WA can feel confusing, especially when you are trying to move things along before the summer break. Strata comes with shared spaces, shared costs, and strict rules, so simple mistakes with timing or paperwork can cause delays and stress at the worst possible time. With the right property settlement services and a bit of preparation, you can keep things calm and predictable.

In this article, we walk through how strata titles work, how they differ from standalone homes, and what you should check before you sign. We also look at levy timing, special conditions, and how a good settlement agent can help keep everyone on track, even when banks and strata managers are slowing down for the holidays.

Avoid Strata Settlement Surprises This Summer

Perth often sees a rush of sales as the weather warms up and people try to settle before the end-of-year break. For strata buyers and sellers, that timing can be tricky. Strata managers may close or run shorter hours, council of owners members might be away, and levy notices can fall right in the middle of your planned settlement date.

Strata settlements are more complex than house settlements because there is more than one party to consider. There is the buyer, seller, and banks, but also:

• The strata company, often through a strata manager

• The council of owners

• Other owners who share common property and costs

There are shared driveways, lifts, gardens and services, plus by-laws that control everything from pets to parking. Our goal is to give you practical steps so you can work with your property settlement services team, reduce the risk of delays, and avoid surprise bills when dealing with strata units.

Understanding How Strata Titles Work in WA

With strata, you are not just buying the walls around you; you are buying a lot in a scheme, with a share in common property. This affects what you can do with the property and how much you pay in levies.

Key pieces of the puzzle include:

• Lots, which are the individual units, townhouses or spaces

• Common property, such as driveways, gardens, lifts, lobbies and external walls

• Unit entitlements, which are numbers set out on the strata plan, used to share costs and voting rights

You will usually see:

• A strata plan that shows your lot and common areas

• By-laws that set rules for how you can use the property

• A council of owners and often a strata manager running day-to-day matters

A common misunderstanding is that everything inside your four walls is always yours to change. In some schemes, boundaries sit at the centre of walls or even outside them, which can make things like window or balcony changes more complex. Another trap is assuming that house settlement rules apply the same way. Strata has extra layers of approval and disclosure that can change timeframes and contract terms.

Key Differences Between House and Strata Settlements

In a house settlement, you usually deal with rates, water and maybe a simple body corporate if it is, in a green title, in an estate. For strata, the levy side is much more involved.

Your settlement agent will need to consider:

• Ordinary levies, which cover day-to-day costs and are usually set yearly or quarterly

• Special levies, raised for one-off costs like major repairs

• Reserve funds or sinking funds, set aside for future works

If your contract settles close to a levy date, questions come up such as:

• Who pays the next levy if it is struck before settlement but due after?

• What if a special levy is raised after you sign but before you take ownership?

There are also extra checks compared to house settlements. Your agent may need to review:

• Statutory disclosure documents for strata

• Minutes of recent meetings

• Strata company financial statements and insurance certificates

• Information on planned or current major works

Shared facilities like pools, lifts, gates and security systems can lead to extra conditions, inspections and negotiations, especially if there are known faults or access upgrades on the way.

Steps to Take Before You Sign a Strata Contract

Good preparation before you sign can save you a lot of stress later. This is where working closely with your property settlement services provider early on can really help.

Before you commit, it is wise to:

• Request and review strata records

• Read the by-laws carefully, especially for pets, parking and renovations

• Check if there are any current disputes or SAT actions in play

You should also pay attention to money set aside for future works. Look at:

• Recent budgets and levy history

• The 10-year maintenance plan if available

• Any notes about upcoming big-ticket items, such as roof work or lift replacement

These details give you a better idea of the real cost of owning the unit, beyond the purchase price alone. A settlement agent can also suggest contract clauses to help protect you around:

• Special levies raised after the offer

• Known or suspected building defects

• Outstanding contributions that should stay the responsibility of the seller

Managing Timing, Levies and Special Conditions

Settlement timing can become tricky when you are close to Christmas, public holidays or the end of a levy period. Strata managers may need more time to issue levy statements and clearances, and banks may also be slower to respond.

To keep things moving, your settlement agent will usually:

• Request levy and contribution statements early

• Calculate adjustments for levies, rates, utilities and shared services

• Confirm how any special levies are to be split between buyer and seller

If a special levy is raised between offer and settlement, the contract wording becomes very important. It can decide whether the seller covers it fully, or if responsibility is shared based on the settlement date. Clear, written special conditions and open communication between everyone involved are key to avoiding last-minute disputes.

How Property Settlement Services Reduce Risk with Strata

Strata settlements are rarely just a case of swapping names on a title. There are many moving parts, and small errors can create delays or extra costs. A good WA settlement agent can reduce that risk by coordinating information from:

• Strata managers

• Banks and brokers

• Buyers, sellers and, where needed, executors or lawyers

By checking levy records, by-laws and compliance information early, your agent can often spot red flags such as:

• Underfunded schemes that may need higher levies soon

• Unresolved building defects that could lead to disputes

• Non-approved alterations that may require consent or rectification

• Unpaid levies that need to be cleared at settlement

A boutique agency with a hands-on approach can also be quicker to follow up missing documents, manage timing pressures and suggest practical ways to keep the matter on track when issues appear late in the process.

Strata Special Situations: Deceased Estates, Court Orders, Lost Titles

Strata units linked to deceased estates or Family Court orders add another layer of complexity. There may be probate or court documents to obtain, plus extra signatures or consents before the transfer can proceed. The strata company may also have its own requirements for recording new ownership details in these cases.

Older strata schemes and lost titles can also slow things down. Your settlement agent may need to work with Landgate and the strata manager to:

• Replace lost or damaged titles

• Deal with historical quirks in older plans

• Prepare extra paperwork for your lender

Getting expert guidance in these situations helps protect the interests of beneficiaries, meet court timeframes and keep the strata company properly informed so there are no surprises when ownership changes hands.

Take the Stress Out of Your Strata Unit Settlement

Strata property can be a great choice, but it comes with shared rules, shared spaces and shared costs that make settlement more detailed than a standard house. By starting early, looking closely at strata records, understanding levies and maintenance plans, and working with experienced property settlement services, you can move through the process with far more confidence.

At WA Settlement Services in Northbridge, we focus on helping WA buyers, sellers and owners handle strata unit settlements, including more complex matters like deceased estates, court-ordered transfers and lost titles. With clear communication and a practical approach, we help you stay in control from offer to final transfer, so your move into or out of a strata property is as smooth and stress-free as possible.

Make Your WA Property Transfer Simple And Stress-Free

If you are buying or selling in Western Australia, WA Settlement Services is here to guide you through every stage of the process with clear communication and practical advice. Explore our full range of property settlement services to see how we can support your specific transaction. When you are ready to move forward or have questions about your next steps, contact us and we will respond promptly with straightforward guidance.