Strata Management Tips for Selecting Features in Modular Homes

We are seeing a massive shift in how Australians think about property development. The speed and efficiency of modular buildings have made them an increasingly popular choice, not just for standalone houses, but within strata-titled developments and communities.

But here is the catch: building in a strata scheme isn't the same as building on a freehold block. Every decision you make; from the cladding on the exterior to the acoustic rating of your flooring, ripples out to impact budgets, approvals, and the Owners Corporation.

This guide helps owners and committees navigate those decisions without the headache.

Why Strata Management Matters in Modular Developments

To understand why your design choices matter, you have to understand the beast that is the strata scheme.

At its core, a strata scheme consists of individual "lots" (your actual unit or townhouse) and "common property" (everything shared, like driveways, roofs, and gardens). The scheme is governed by an Owners Corporation and typically administered by a Strata Committee. You can read more about these specific roles and responsibilities here.

Why does this matter for a modular build? Because modular homes are often precision engineered offsite. If you choose a feature that impinges on common property or requires complicated maintenance, you cannot just "fix it later" so easily. There are requirements for approving modifications affecting common property. If you lock in a design without having considered the strata governance perspective, you risk expensive delays, rejected applications, or disputes with your neighbors before the truck even delivers the modules.

Key Strata-Governed Factors to Review When Specifying Modular Home Features

Before you sign off on the specs, you need to look at your modular home through a strata lens. Here are four specific areas where design meets governance.

What is "Your Lot" vs "Common Property"

This is the most common tripping point. Generally, internal fittings like your kitchen cabinetry, carpets, and internal paint are yours to control. However, the external walls, roof, structural bearers, and shared utility pipes usually belong to the Owners Corporation.

When you are considering new home inclusions, you have to separate out what is merely aesthetic to you and what will affect the building's shell. Once you choose a different external facade or specify a window upgrade that is not standard, you are likely changing common property, so you will either need a by-law or special resolution.

Budget, Levies and Long-Term Maintenance Costs

Strata schemes run on levies. These funds cover insurance, repairs, and the capital works fund (formerly sinking fund). If you specify high-end features such as a timber-look aluminium cladding or a specialized lift system, then ask yourself "who pays to fix it in ten years?"

If it's common property, the Owners Corporation maintains it. A higher-spec build often equals higher quarterly levies. It is vital to liaise with the committee early. You need to know if the scheme's budget can support your sustainability features or premium finishes, or if a special levy will be on the cards.

Compliance, By-Laws and Strata Approvals

You cannot simply renovate or build because you own the lot. The Owners Corporation enforces by-laws that dictate what you can and can't do.

For modular homes, additions such as accessible ramps, solar panels, or deck extensions are excellent, but they often require explicit approval. What's more, as changes to strata laws continue through 2025, transparency is tightening: you need to ensure your chosen features comply not just with local council rules but with the specific by-laws of your scheme.

Shared Infrastructure and Mixed-Use Complexes

Is your modular home part of a larger precinct? If so, you might be dealing with a Building Management Committee (BMC). This happens when you share "bones" like fire safety systems, driveways, or waste management with commercial lots or other strata schemes. In this scenario, feature selection isn't just about you; it's about how your utilities integrate with the wider network.

Practical Tips for Selecting Modular Home Features with Strata in Mind

So, how do you get the features you want without drowning in red tape? Here is a practical roadmap.

1. Start with the Strata Plan:
   Before you fall in love with a design, look at the registered strata plan. This is the source of truth for where your lot ends and common property begins. If you don't know the boundaries, you can't know what approvals you need.
2. Chat to the Committee Early:
   Don't wait until the contracts are on the table. Engage the Strata Manager or Committee while you are still in the concept phase. A quick conversation now can save months of fighting later.
3. Forecast the "Real" Cost:
   Build a budget that looks beyond the construction quote. Factor in the levy impact. If your feature requires the Owners Corporation to take out extra insurance or increase the capital works fund contributions, you need to know that upfront.
4. Document Everything:
   Verbal "okays" don't hold up in a dispute. Get written approval for any inclusion that touches common property. This protects you if membership on the committee changes later on.
5. Consult the BMC:
   If you are in a mixed-use development, ensure you aren't stepping on the toes of the Building Management Committee regarding shared facilities like pumps or fire panels.
6. Watch the Legislation:
   Strata law isn't static. Keep an eye on evolving compliance obligations, particularly regarding fire safety and embedded networks. A feature that is compliant today might be a liability tomorrow if legislation shifts.

Why Engaging a Professional Strata Manager Adds Value

Trying to balance compliance, engineering specs, and neighbor relations on your own stands out as a recipe for burnout. It is at this point that a professional steps in.

A qualified strata manager provides much more than mere administrative support; they provide foresight. They know how to work the intricacies of the Strata Schemes Management Act and can swiftly determine if your proposed modular features are viable. They handle the heavy lifting of coordinating meetings, drafting motions for approvals, and ensuring the decision-making process is legally watertight.

For developers or homebuyers, partnering with a firm like Netstrata ensures governance to match the quality of the build. It saves time, prevents legal pitfalls, and protects the long-term value of the property by ensuring from day one that the scheme is professionally managed.

Sample Checklist for Specifying Features in a Modular Home under Strata

It is easy to miss a step when you are focused on design. Use this checklist to keep your project on the rails and your committee happy.

Balancing Personal Preferences, Quality Inclusions, and Strata Considerations

At the end of the day, life in a strata scheme is all about compromise and community. You can absolutely have a high-quality, customized modular home, but it requires a shift in mindset. You aren't just building a house; you are contributing to a shared asset. By considering feature selection as a collaboration and not a fight, you are guaranteeing a smoother build and a much better relationship with your neighbors. Refer to the plan, communicate with your strata manager early, and document your approvals. It's the best way to safeguard your peace of mind and your property value.

 

Published 12/21/25