Defects and building failures. Governance nightmares. Apathy and conflict. Underfunded capital works. The problems facing Australian strata schemes aren't unique to Australia. From Tokyo to Pune, Melbourne to Johannesburg, owners of multi-owned properties face the same fundamental challenges.
Later this month, the International Forum on Multi-Owned Properties (IFMOP), hosted by UNSW Sydney's City Futures Research Centre, brings leading international researchers and practitioners to Australia to discuss their research on these problems. Their work speaks to what Australian strata owners face every day. The answer to the world’s multi-owned property problems is likely to be found in their work. That’s why I’m proud to be a sponsor and a contributor. Here are just a few examples of what will be discussed, and why it matters to strata in Australia.
Thomas Gibbons from New Zealand says understanding where legal structures create uncertainty is the first step to fixing them. These include cross-leases, covenanted unit titles, and stratum estates. Models that sit between traditional strata and other ownership types. His research explains why these arrangements can lead to legal uncertainty and governance issues. It also suggests reforms to address these problems.
South African advocate, Nomazotsho Memani is also concerned with legal structures. Her work looks at co-ownership models in South Africa. She compares joint tenancy and tenancy in common. In these models, each owner may face full liability for all property debts. In contrast, sectional title (the SA name for strata) limits each owner's liability to their share of expenses. That’s not the case of course in Australia. We have joint and several personal liability for the debts of an owners corporation. I will be keen to learn from Nomazotsho how that liability is constrained in SA.
Japan has an ageing population and, like us, ageing buildings as well. Yasuo Okada from Kokugakuin University discusses Japan's 2025 condominium law reforms. These reforms introduced new tools for building renewal, stronger governance rules, and flexible decision-making for cases with low owner participation. A more flexible approach to governance may unlock critical decision making to keep buildings fit for purpose. This is certainly not the way we are heading here in Australia. It will be interesting to explore a different approach to our ever escalating ‘paternalistic’ approach to strata management.
Dr Vaishali Anagal and Dr Abhijit Natu, working with UNSW's Hazel Easthope, examine owner-led redevelopment of ageing co-operative apartment buildings in Indian cities. Their research maps the stages of collective decision-making and shows where delays occur and why. For many Australian strata schemes, redevelopment or major renewal isn't a distant possibility; it's an urgent need. However, our approach to this has been spectacularly unsuccessful. These researchers show where projects stall and provide a clear roadmap. First, understand what each stage requires. Then, focus on building real consensus early on. Lastly, prioritise the group's interest over personal preferences. Can we learn from India and improve our success rate here in this important area?
Global conversations assist in reforming laws, managing ageing buildings, improving resident satisfaction, and planning major renewal projects. Australia doesn't need to figure this out alone. I look forward to the conversation and reporting to you over the coming weeks about what I learn.
Michael Teys advises strata management businesses on improving profitability through professionalisation and streamlined operating systems.
He has more than 30 years’ experience as a strata lawyer and academic and has owned 11 strata management agencies throughout Australia. He has a Master of Philosophy (Built Environment) and Bachelor of Laws. He lectures and writes widely about strata management issues in Australia and internationally.
