FormFinder logoFormFinder

Strata / Owners Corporation — AGM Notice, Special Levy Notice, and By-Law Registration

NSWVICQLD

Form number: NSW: Form 15CH (Consolidation/Change of By-Laws); VIC: No assigned form numbers — prescribed Word templates; QLD: BCCM Form 4 (Notice of AGM); no prescribed special levy form number in any jurisdiction

Day-to-day strata governance documents — including AGM notices, special levy notices, and by-law registration — are required by law in each state, with different prescribed forms and lodgement processes: NSW by-law changes must be electronically lodged with NSW LRS within six months of a resolution; VIC owners corporations must use approved CAV fee notice forms; QLD bodies corporate use BCCM Form 4 for AGM notice and no single prescribed levy form.

Issuing authority

NSW Land Registry Services / NSW Fair Trading (NSW) / Consumer Affairs Victoria (VIC) / Office of the Commissioner for Body Corporate and Community Management (QLD)

Official source

consumer.vic.gov.au

Cost

NSW LRS Form 15CH lodgement fee: $175.70 (2025/26 financial year) plus solicitor/conveyancer fees for electronic lodgement. VIC and QLD forms are free to download and use.

Deadline

NSW by-law registration: within 6 months of the special resolution being passed (changes unenforceable until lodged). NSW special levy notice: at least 30 days before payment due. VIC AGM notice: at least 14 days before meeting. VIC annual fees must be set at each AGM.

How to apply

  1. Identify which jurisdiction's legislation applies: Strata Schemes Management Act 2015 (NSW), Owners Corporations Act 2006 (VIC), or Body Corporate and Community Management Act 1997 (QLD).
  2. AGM notice — VIC: Use the 'Notice of Owners Corporation Annual General Meeting' form (Word template from Consumer Affairs Victoria); include the 'Owners Corporation Annual General Meeting Agenda' form; send at least 14 days before the meeting. QLD: Use BCCM Form 4 (Notice of Annual General Meeting), available from the Queensland Government publications portal. NSW: No single prescribed AGM notice form — follow Strata Schemes Management Act 2015 requirements for 14 days' written notice to all owners.
  3. Special levy notice — VIC: Use the approved 'Owners Corporation Fee Notice' Word form from Consumer Affairs Victoria (mandatory prescribed form; failure to use it may prevent recovery of the levy). NSW: No single prescribed form — levy notices must include a Financial Hardship Information Statement (downloadable from nsw.gov.au) from 27 October 2025; provide at least 30 days' written notice. QLD: No prescribed special levy form — pass a resolution at a general meeting and give written notice to all owners.
  4. By-law / rules change — NSW: After passing a special resolution at a general meeting, complete Form 15CH (Consolidation/Change of By-Laws) with a full consolidated copy of the updated by-laws; have a solicitor or conveyancer lodge it electronically through an Electronic Lodgement Network Operator with NSW LRS; fee is $175.70 (2025/26). Lodge within six months of the resolution — changes are not enforceable until registered.
  5. By-law / rules change — VIC: Use the 'Notification of Making, Amendment or Revocation of Owners Corporation Rules' form (Word template from Consumer Affairs Victoria); owners corporation rules do not require external registration with a land registry in VIC — the owners corporation manages and records them internally.
  6. By-law / rules change — QLD: By-law changes are approved by ordinary resolution (or special resolution for by-laws inconsistent with a regulation module); changes are recorded in body corporate records; no separate lodgement with an external registry is required.
  7. Retain all notices, minutes, and voting records as required by law; VIC requires owners corporations to maintain a register of rules and make it available to lot owners on request.
  8. Disputes about levies or by-laws can be referred to NCAT (NSW), VCAT (VIC), or the BCCM Commissioner's office (QLD).

Related topics

strata AGM notice formowners corporation annual general meeting noticebody corporate AGM notice Queenslandstrata special levy noticeowners corporation fee notice Victoriastrata by-law registration NSW LRSForm 15CH consolidation change of by-lawsBCCM Form 4 annual general meetingowners corporation rules change Victoriastrata levy financial hardship statement NSWbody corporate levy noticestrata governance forms Australiaby-law amendment registrationowners corporation AGM agenda

Related forms

FormFinder is not affiliated with any Australian government body. Always verify details on official websites. Not legal advice.

Get this form in FormFinder

Download the app to search, save, and get reminders for this form.

Get early access