From 1 October, 31% of NSW Strata Schemes Stop Reporting. Nearly Half Have Never Reported an AGM Date.
Two-lot schemes leave the Strata Hub's annual reporting cycle. It takes eight words in a regulation, it is unconditional, and it covers about half the schemes registered in NSW each year.
Eight words
The Strata Schemes Management Amendment Regulation 2026 was published on 21 August and commences on 1 October. It runs to three pages. The operative part is a single insertion into clause 43(1) of the Strata Schemes Management Regulation 2016 — the clause requiring an owners corporation to report to the Secretary within three months of each annual general meeting.
From 1 October the clause reads: "The owners corporation for a strata scheme, other than a strata scheme comprising 2 lots, must give the information specified in clause 43A about the strata scheme to the Secretary."
The exemption turns on lot count alone. There is no test of whether the buildings are physically detached, no resolution to pass, no application to make. The same regulation carries the transitional arrangement for mandatory strata committee training, which begins the same day.
What stops being collected
Clause 43A is the list of what gets reported: the secretary and chairperson, the insured replacement value, the capital works fund balance, the date of the most recent AGM at paragraph (r), and at paragraph (o) the strata managing agent's name, telephone, email and licence number.
Clause 43C then splits that list. The Secretary may publicly disclose paragraphs (a) to (g), (k) and (r). The agent details at (o) sit in a restricted tier, disclosable only to people on the strata roll, the secretary, the strata committee and the building manager.
Annual reporting is the only mechanism that puts any of it on the record. For a scheme of two lots, from 1 October, none of it is collected.
How many schemes this covers
Our capture of the NSW strata register holds 88,210 active schemes. 27,419 have exactly two lots — 31.1%, close to one in three. By lots the share is far smaller: 54,838 of 1,014,904, or 5.4%.
These figures describe the register as it stood in May 2026, the last point at which managing agent details were publicly searchable. A two-lot scheme that has appointed an agent since then still appears here as having none.
The register already held little about them
Of the 27,419 two-lot schemes, 12,494 — 45.6% — have no AGM date recorded. Among schemes of three or more lots the figure is 9.0%.
The manager picture is starker. 24,918, or 90.9%, have no managing agent recorded. Half of those, 12,481, have no AGM date either, so the register cannot distinguish a genuinely self-managed scheme from one that has never reported. The other 12,437 recorded an AGM and no agent.
About half of each year's new schemes
Two-lot schemes are where new strata schemes are being created, though not where new housing is.
Between 2010 and 2014 they were 33% to 37% of each year's new registrations among schemes still active today. Since 2021 they have been roughly half, every year: 51.6% in 2021, 50.5% in 2024, 55.8% in 2025. Of the 1,103 schemes registered in 2025, 616 had two lots.
By dwellings the picture inverts. Those 616 schemes accounted for 1,232 of the 13,296 lots registered that year — 9.3%. Two-lot schemes are a large share of the things the reporting regime counts, and a small share of the housing.
The geography follows the duplex. The largest two-lot populations are on the Central Coast (1,882), in Tweed (1,699) and in Sutherland (1,512). In Tweed, 1,675 of the 1,699 have no agent recorded.
What it means for strata managers
For the 2,501 two-lot schemes that do have an agent, a compliance task leaves the service on 1 October. That segment is fragmented — no corporate group holds more than 188 of them — so this touches a long tail of firms rather than a few large ones.
The unmanaged two-lot segment was never much of a market, and nothing here changes that. It means nobody will be checking.
The consequence worth watching is for anyone trying to see the market whole. In May, two fields left public search. In October, a third of the register stops supplying them at all. Those are different kinds of loss. A publication decision can be reversed; the data still exists and can be published again. A collection decision cannot be reversed backwards. Whatever is not gathered from 1 October is not recoverable later, by Fair Trading or by anyone else.
About UNDA Management
UNDA Management provides market intelligence for strata managers — 89,000+ NSW schemes mapped, every manager linked, every contract cycle tracked. Our sister product, UNDA Development, provides precedent intelligence for property developers and property planning consultants. Learn more at unda.management
