How To Get A Section 184 Certificate In NSW

If you’re selling a strata property, you cannot exchange contracts without a Section 184 certificate. To get one in NSW, you must submit a written request to the owners corporation or strata manager, pay the prescribed fee and allow the certificate to be issued within the required timeframe. While the process itself is straightforward, leaving it too late can delay your sale. Here is exactly how to get a Section 184 certificate and what to expect.

A Section 184 certificate is an official document issued under the Strata Schemes Management Act 2015 that confirms the financial and legal position of a specific lot within a strata scheme.

It provides a snapshot of the lot and the owners corporation at a particular date. It typically includes details such as the owner’s name, levy contributions payable, any outstanding levies, the balance of the capital works fund, special levies raised, insurance information, debts recoverable from the owner and the by-laws affecting the lot.

A Section 184 certificate is legally required when selling a strata property in NSW. The vendor must attach it to the contract for sale to comply with strata legislation.

It may also be requested during refinancing or by lenders reviewing a property. 

In NSW, a Section 184 certificate can be requested by the lot owner, a purchaser with written authority, a solicitor or conveyancer acting on behalf of a client, a mortgagee or an authorised agent. Regardless of who applies, the request must be made in writing and accompanied by the prescribed fee set under legislation.

If you are unsure how to get a Section 184 certificate in NSW, follow these steps:

1. Confirm who manages the strata scheme.
   Check your levy notice or ask your agent to confirm whether the building is professionally managed or self-managed.
2. Gather the required property details.
   You will need the strata plan number, lot number, property address and applicant contact details.
3. Submit a written request.
   Send the request to the strata manager or owners corporation. Many providers offer online forms to streamline the process.
4. Pay the prescribed fee.
   The standard fee applies under NSW legislation. An additional fee may be payable for urgent processing.
5. Allow time for preparation.
   The Sydney strata management office compiles the relevant financial records, confirms levy balances and checks for any outstanding contributions or special levies.
6. Receive the certificate.
   The Section 184 certificate is issued in writing and reflects the lot’s financial position at the date of issue.

Understanding how to get a Section 184 certificate before listing your property can prevent unnecessary delays at exchange.

In NSW, the owners corporation must issue the certificate within 14 days of receiving a valid request and payment. Urgent requests may be processed sooner if an additional fee is paid.

Delays can occur if financial records require reconciliation or if the scheme is self-managed and slower to respond. 

A Section 184 certificate protects both buyers and sellers by clearly setting out the financial position of the lot at a specific date.

For buyers, it confirms whether levies are up to date and whether any special levies are payable. For sellers, it reduces the risk of disputes after settlement because the financial position is formally documented.

Additionally, an inaccurate Section 184 certificate in NSW can lead to settlement delays, renegotiations or legal complications. 

A delayed Section 184 certificate can stall your sale at the worst possible time. If you are preparing to sell, make sure you understand how to get a Section 184 certificate and submit your request well before the exchange. Securing your Section 184 certificate in NSW early keeps your transaction compliant, smooth and on track from the start.