Ordinary vs special resolutions in strata
Short answer
An ordinary resolution passes with a simple majority. Special resolutions need a higher threshold and are used for bigger decisions such as by-law changes or significant work on common property. Unanimous resolutions are reserved for the most serious changes. The exact thresholds and which decisions need them differ by state.
Steps for your committee
- Identify what the motion changes — money, by-laws, common property or the scheme itself.
- Check which resolution type your state's act requires for that decision.
- Word the motion clearly and state the resolution type on the notice.
- Count votes (including proxies) against the right threshold and record the outcome.
Rules in your state
Details such as notice periods and voting thresholds are set by each state's legislation.
| State | Legislation | Disputes go to |
|---|---|---|
| NSW | Strata Schemes Management Act 2015 | NSW Fair Trading mediation, then NCAT |
| VIC | Owners Corporations Act 2006 | Internal grievance process, Consumer Affairs Victoria, then VCAT |
| QLD | Body Corporate and Community Management Act 1997 (and its regulation modules) | Office of the Commissioner for Body Corporate and Community Management |
| WA | Strata Titles Act 1985 | State Administrative Tribunal (SAT) |
| SA | Strata Titles Act 1988 / Community Titles Act 1996 | South Australian Civil and Administrative Tribunal (SACAT) |
| TAS | Strata Titles Act 1998 | Recorder of Titles / Magistrates Court |
| ACT | Unit Titles (Management) Act 2011 | ACT Civil and Administrative Tribunal (ACAT) |
| NT | Unit Title Schemes Act 2009 | NT Civil and Administrative Tribunal (NTCAT) |
When to get professional advice
If you're unsure which resolution a decision needs, check with a strata lawyer — the wrong type can make a decision invalid.
Next steps
Related guides
Last reviewed 2026-10-08. General information only — not legal advice.