Administration sheets

All strata plans require administrative information to be provided. This information includes certificates, schedule of unit entitlement, statements, signatures etc. The administration sheets contain various panels for the provision of this information.

The administration sheets for a strata plan will always consist of at least 3 sheets, being Strata Plan Form 3.01 or 3.02, Strata Plan Form 3.07 and Strata Plan Form 3.08. These sheets must be numbered as sheets 1, 2 and 3 respectively. If there is insufficient space on sheet 3 for the information required extra sheets may be added. All sheets must be numbered appropriately in the upper right corner.

The administration sheets are registered as part of the plan and when a copy of the registered plan is ordered the administration sheets will also be provided. 

Strata plan form 3.01 and 3.02

One of these forms will always be sheet 1 of the administration sheets for the first plan of a strata scheme. It is the responsibility of the surveyor to complete all panels on this form except the Strata Certificate and the Office Use Only panels for the strata plan number and registration details.

Sheet numbering

Insert the total number of sheets of the administration sheets.

Strata plan number, registration details

These panels are for Office Use Only and should be left blank on plans lodged for registration.

Note. If the plan has a pre-allocated plan number or was pre-examined the SP number maybe completed.

Plan heading

The plan heading is the panel containing the words, “PLAN OF SUBDIVISION OF”. This must be completed by inserting the identity of the land being subdivided. The first plan in a scheme will always be a subdivision of a lot(s) in a deposited plan(s).

LGA, Locality, Parish and County

The current Local Government Area, Locality, Parish and County should be shown in the appropriate position.

Freehold or Leasehold Scheme

Strike out the inapplicable word (Freehold or Leasehold) to indicate the intended type of Strata Scheme.

Address for Service of Documents

The panel must show an address for service of documents on the owners corporation. The address should be an Australian postal address including a postcode (the address may differ from the location of the scheme).

By-laws

The administration sheets must indicate the by-laws intended to be adopted for the scheme. There are 2 options for completing this panel. Either model by-laws as set out in schedule 3 Strata Schemes Management Regulation 2016 or provide a list of strata by-laws lodged with the plan.

If it is intended to adopt the “model by-laws for residential schemes”, strike through “The strata by-laws lodged with the plan” and either A or B as required in regard to “Keeping of animals” and “Smoke penetration”.

If it is not intended to adopt the model by-laws the statement regarding the model by-laws should be struck through. A list of by-laws must be lodged for registration with the plan. The by-laws must be prepared on Approved Form 7.

Surveyors certificate

This panel must be completed and executed by a registered land surveyor.

All appropriate information should be entered and the inapplicable information should be struck through.

  • Insert the name of the surveyor in the space after I,
  • Insert the company name after of, if there is no company insert the locality of the business.
  • If there are no encroachments, strike through the statements regarding encroachments completely.
  • If there are encroachments on a public place, strike through item (b).
  • If there are encroachments on land which is not a public place, strike through (a) and enter the creating instrument for the easement which has been created within part (b).
  • Sign and date the certificate.
  • Insert the surveyor ID as provided by BOSSI.
  • Insert the surveyor’s reference (maximum of 25 characters). The reference must be identical to that shown on the plan to provide a link between the documents. Following the surveyor’s reference information in brackets may be added indicating version numbers of the document. This may vary between the plan and the administration sheets.

Before execution a surveyor must be satisfied that the plan complies with all the parts of the certificate. Attention is drawn to schedule 1 Strata Schemes Development Act 2015.

Strata certificate

Accredited Certifier

If the strata certificate is to be completed by an accredited certifier SP Form 3.01 should be used.

  • The strata certificate should only be issued where the date of the valuer’s certificate is no more than two months before the day on which the application is made for the strata certificate. See clause 7 Strata Schemes Development Regulation 2016.
  • Insert the name of the accredited certifier after ’I’
  • Insert the accreditation number
  • If the plan is not part of a development scheme strike through statement (a) otherwise leave (a) intact
  • If the building does not encroach on a public place strike through statement (b).
  • If the building encroaches on a public place and the local council has granted a relevant planning approval in regard to the encroachment leave statement (b) intact.
  • If the relevant planning approval contains a condition that utility lots are to be created insert the relevant lot numbers within statement (c).
  • If there are no utility lots to be created strike through statement (c).
  • Insert the certificate reference. This reference should relate to the certifier or council records.
  • Insert the relevant planning approval number and the authority that issued it, if applicable.
  • Sign and date the certificate.

Local Council

If the strata certificate is to be completed by a local council SP Form 3.02 should be used.

  • The strata certificate should only be issued where the date of the valuer’s certificate is no more than two months before the day on which the application is made for the strata certificate. See clause 7 Strata Schemes Development Regulation 2016.
  • Insert the name of the local council
  • If the plan is not part of a development scheme strike through statement (a) otherwise leave (a) intact
  • If the building does not encroach on a public place strike through statement (b).
  • If the building encroaches on a public place and the local council does not object to the encroachment leave statement (b) intact.
  • If the local council is imposing a condition that utility lots are to be created insert the relevant lot numbers within statement (c).
  • If there are no utility lots to be created strike through statement (c).
  • Insert the certificate reference. This reference should relate to the certifier or council records.
  • Insert the relevant planning approval number and the authority that issued it, if applicable.
  • Sign and date the certificate and strike through Authorised person or General Manager as appropriate.

This certificate is completed and executed on behalf of the council by an Authorised Person or General Manager.

Strata plan form 3.07

This approved form is to provide the schedule of unit entitlement and the valuer’s certificate.

Sheet numbering

Insert the sheet number and the total number of sheets of the administration sheets.

Strata plan number, registration details

These panels are for Office Use Only and should be left blank on plans lodged for registration.

Note If the plan has a pre-allocated plan number or was pre-examined the SP number may be completed.

Valuer’s certificate

The valuer’s certificate is to certify the schedule of unit entitlement. This must be completed by a qualified valuer by inserting their name and signing and dating in the appropriate spaces. The date of the certificate must precede the date of the strata certificate but not by more than 2 months.

Schedule of unit entitlements

The schedule of unit entitlements must be shown in the appropriate panel in accordance with clause 7 Strata Schemes Development Regulation 2016.

The schedule must contain two vertical columns. The first should show the lot numbers in numerical sequence and the second should show the unit entitlement for each lot. The final row must show the aggregate of the unit entitlements.

All unit entitlements must be expressed in whole numbers.

Note Successively numbered lots with the same unit entitlement may be grouped in abbreviated form.

It is the responsibility of the surveyor to show the schedule of unit entitlements, however the unit entitlements must be based upon the market value of the lots in accordance with schedule 2 Strata Schemes Development Act 2015 and determined by a qualified valuer.

If there is insufficient space on this sheet the schedule may be continued on Strata Plan Form 3.08

Surveyor’s reference

Enter the surveyor’s reference as on sheet 1.

Strata plan form 3.08

This form is to be used as an annexure to the preceding pages of the administration sheets. It will include information as follows:

  • any information which cannot fit in the appropriate panels of the preceding administration sheets
  • statements of intention to create and release affecting interests in accordance with section 88B Conveyancing Act 1919
  • statements regarding development contracts and management statements
  • signatures and seals which are required in accordance with section 22 Strata Schemes Development Act 2015.

Sheet numbering

Insert the sheet number and the total number of sheets of the administration sheets.

Strata plan number, registration details

These panels are for Office Use Only and should be left blank on plans lodged for registration.

Note If the plan has a pre-allocated plan number or was pre-examined the SP number may be completed.

Schedule of unit entitlement

If the Strata Plan Form 3.07 does not have sufficient space to show the entire schedule of unit entitlement it should be continued on this sheet. The continuation of the schedule should appear before any other information.

Section 88B instrument

If it is the intention to create affecting interests upon registration of a section 88B instrument lodged with the plan, the panel must contain a statement as follows:

'Pursuant to section 88B Conveyancing Act 1919 it is intended to create the following affecting interests'.

The list of affecting interest to be created as shown in Part 1 of the section 88B instrument should be provided after the statement.

If it is intended to release affecting interest the statement should be modified accordingly and the affecting interests to be released as shown in Part 1A of the instrument should be listed.

Staged Development

If the plan is stage one of a staged development it must be accompanied by a strata development contract and the administration sheets must include a statement as follows:
 “THIS PLAN IS SUBJECT TO A STRATA DEVELOPMENT CONTRACT WHICH IS FILED WITH THE STRATA PLAN”

Part Strata Parcel

If the plan is a part strata development it will include a Strata Management Statement and the administration sheets must include a statement as follows:

“THIS PLAN IS SUBJECT TO A STRATA MANAGEMENT STATEMENT WHICH IS FILED WITH THE STRATA PLAN”.

Note If a registered Strata Management Statement already exists for the building there is no requirement for this statement.

Signatures and seals

This administration sheets must be executed in accordance with section 22 Strata Schemes Development Act 2015.

Surveyor’s reference

Enter the surveyor’s reference as on sheet 1.