The United States of Strata Australia - Part 5

We are a nation that speaks 8 separate strata dialects, yet the basic strata concepts are the same across the nation. So are the issues that trouble us. As we seek to understand what unites us and what divides us, this week our focus is South Australia.

South Australia has a relatively modest strata presence with 130,475 lots across 23,854 schemes. Here are some other highlights of the latest research about the South Australia strata market:

• 8% of the population live in strata (compared to 15% nationally).
• 74% of South Australia strata schemes contain 5 lots or fewer.
• 48% of residents are aged between 20 – 39.

What makes South Australia's strata laws distinctive?

1.     Direct owner liability for owners corporation debts: South Australia stands out because its legislation provides expressly for the unlimited liability of unit owners, whereas other states’ legislation achieve the same result without clearly stating the fact.

2.     No government dispute resolution body: Unlike NSW, QLD, or WA, SA does not have a dedicated government body for strata dispute resolution. Disputes are handled internally or via the Magistrates Court.

3.     Maintenance plans not mandatory: In contrast to NSW and WA, which require 10-year maintenance or capital works plans, SA encourages but does not mandate long term maintenance planning for strata schemes.

South Australia's approach to strata governance demonstrates a focus on small-scale, community-oriented developments that serve both owner-occupiers and renters in roughly equal measure. The state's steady growth pattern and high proportion of small schemes suggest a mature, stable strata market that has evolved organically rather than through speculative development booms. As we continue our exploration of Australia's diverse strata landscape, these regional differences highlight both our shared challenges and the unique approaches that have evolved to address them.

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