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2-lot strata schemes · NSW

You look after your home.
We look after the administration.

Duplex or 2 separate houses — one fixed fee of $395 + GST a year covers the whole scheme.

What the owners of a 2-lot scheme are responsible for

Still requiredNo longer required*
1Building insuranceAGM
2Repairs to common propertyOther general meetings
3Yearly budgetStrata committee
4Decisions made in writingChair, secretary & treasurer
5Strata rollMeeting notices, quorums & proxies
6RecordsSpecial resolutions
7Section 184 certificate10-year works plan
8Capital works planningStrata Hub report

Tap your property to see what's shared. What's shared? ↓

No longer required*: AGM · other general meetings · strata committee · chair, secretary & treasurer · meeting notices, quorums & proxies · special resolutions · 10-year works plan · Strata Hub report

*Strata Hub reporting ends 1 October 2026. The rest start when the small strata scheme law is proclaimed — until then, if a meeting is still required we give you the templates to hold it yourselves.

All 8 in the left column are included for $395 + GST a year.
Is yours in order? Take the free 2-minute checkAlready decided? Sign up online
2-lot schemes only · All of NSW, done online · Class 1 Licensed Manager · Fixed fee
$395

+ GST a year for the whole scheme — about $217 per home

0

Meetings for you to attend. Decisions are signed online by both owners

15 min

To apply online. No phone calls, no meetings, nothing to post

$0

Insurance commissions. We never hold your money

Alan Hunter, Class 1 Strata Manager

Who you're dealing with

I'm Alan Hunter. I personally oversee every scheme we look after.

Not a call centre, not a rotating roster. A Class 1 licensed strata manager, directly accountable for your scheme. I built Duplex Strata because 2-lot schemes were paying apartment-block prices for work that, after the 2026 reforms, is mostly paperwork — but paperwork that still has to be right.

LicensedClass 1 Strata Manager — NSW Fair Trading
MemberStrata Community Association (NSW)
Service areaAll of NSW, done online
OfficesGosford · Newcastle · Caves Beach
SpecialtySmall schemes — 2 to 22 lots

2 homes or 200 — the law still applies.

"We've never bothered" isn't a defence. If the paperwork isn't done, here's what's at stake:

FinesNot insuring the building, or not keeping the strata roll and records, carries penalties. The Bill before Parliament would double them.
An uninsured lossWrong name, wrong amount or a lapsed policy — and a fire or storm claim can be refused. Both owners carry the cost.
A stalled saleThe buyer's conveyancer is owed a Section 184 certificate within 14 days. No certificate, no smooth settlement.
Disputes at NCATWith no written decisions, it's your word against your neighbour's — and the Tribunal will ask for the records.

NSW Fair Trading can now investigate owners corporations and issue compliance notices.
For $395 + GST a year, none of this needs to be your worry.

Find out where you stand — take the 2-minute check

What we do for your $395

The eight things the law still asks of you — and exactly how we handle each one.

1

Building insurance

The rule: one policy in the owners corporation's name, for full replacement value, with $20 million public liability. (Separate houses may be able to insure individually if both owners agree in writing.)

What we do

  • Check the certificate you upload against those four points
  • Give you a plain green, amber or red result — and what to fix
  • Remind both owners 60 and 14 days before renewal
  • Warn you both straight away if cover lapses
  • We never sell insurance or take a commission
2

Repairs to common property

The rule: the owners corporation must keep common property in good repair. What's "common" is set by your registered strata plan.

What we do

Joined duplexUsually the roof, outside walls, slab and dividing wall — under one building policy.
Two separate housesUsually the land, driveway and boundary fences. The houses may be yours alone.
  • Read your registered plan and tell you exactly what's shared on yours
  • Write up what you agree: the work, who arranges it, the split
  • Both owners sign online; the record is kept forever
  • You arrange and pay the trades directly — we keep the record
3

Yearly budget

The rule: each year the owners corporation sets what it will spend, and each lot pays its share by unit entitlement.

What we do

  • A one-page budget template, pre-filled from last year and your insurance premium
  • Send it to both owners to approve online
  • Show each lot's share, worked out for you
  • Keep the receipts you upload as proof of payment
4

Decisions made in writing

The rule: under the new small-scheme rules, both owners decide by signing a written resolution — no meeting needed.

What we do

  • Legally checked templates for every decision, with instructions
  • Both owners approve with a click, date- and time-stamped
  • Chase the second signature so you don't have to
  • Until the new rules start, a meeting template pack if the law still needs one — you hold it, we file the minutes
5

Strata roll

The rule: a register of owners, addresses for notices, mortgagees and tenants must be kept.

What we do

  • Set it up from both owners' sign-up forms
  • Owners update their own details online, any time
  • Update it after a sale from the new owner's notice
6

Records

The rule: the plan, by-laws, insurance and decisions must be kept and available to owners.

What we do

  • A secure online vault, searchable, open to both owners 24/7
  • Missing your plan or by-laws? We order them at cost — told first
  • Download everything, whenever you like
  • Records kept for 7 years
7

Section 184 certificate

The rule: the buyer's conveyancer must be given a certificate within 14 days of asking.

What we do

  • The conveyancer orders and pays online — the fee is set by the government and paid by them, not you
  • We prepare it from your records, seal it and issue it
  • After settlement, we set the new owner up
8

Capital works planning

The rule: you still need to plan for big repairs like a roof or repaint. The formal 10-year plan is going, but the planning isn't. Detached homes can agree in writing not to keep a savings fund; joined duplexes still need one.

What we do

  • Explain the two options in plain English: save a little each year, or pay for major works when they come up
  • Prepare the written decision for both owners to sign, either way
  • If you choose to save, build it into your yearly budget
  • Record the decision so it shows correctly on any Section 184 certificate
+

Setting up — and switching

Already have a strata manager? You can still move.

What we do

  • Prepare the agreement and required disclosures for you both to sign
  • Write to your old manager, end their appointment and collect the records
  • Load everything into your vault so you start complete

Plus, every year: a compliance statement in plain English

A one-page letter to both owners confirming what's in order — insurance, budget, roll, records — and anything that needs attention. Overseen by a Class 1 licensed strata manager.

Sound familiar?

Most 2-lot schemes are either over-managed or not managed at all.

  • Paying $1,500–$2,000 a year to manage just two homes
  • Never had an AGM — and not sure whether that matters
  • Insurance in the wrong name, or two policies instead of one
  • Not sure what's shared and what's yours
  • A leak between the homes and no idea who pays
  • Can't find the strata plan or by-laws
  • No written record of what you and your neighbour agreed
  • The neighbour sold — and you never got the new owner's details
  • A sale held up waiting on a Section 184 certificate

That's why we built Duplex Strata.

This service is only for 2-lot schemes. We do exactly what the law requires — no more, no less — and do it properly, with a licensed manager behind every document.

You keep control of your money: you pay the insurer and trades directly. We make sure the right things happen, on time, with a record both owners can see.

Fixed fee. Plain English. Nothing hidden in the insurance.

How we work

Simple model. Proper records.

01

One fixed fee

$395 + GST a year for the whole scheme. Extras are listed prices you agree to first.

02

We never hold your money

No trust account, no levies to chase. You pay the insurer and trades directly.

03

Decisions in writing, signed online

We supply the template for each resolution. Both owners approve with a click; the record is kept permanently.

04

A licensed manager behind it

Every certificate, insurance check and compliance statement is overseen by Alan.

Pricing

One price. Everything above included.

  • All eight requirements, handled as described above
  • Setting up, and switching from your old manager
  • Meeting templates if the law still requires one, until the new rules start
  • Annual compliance statement to both owners
  • Your records downloadable any time — they belong to you
  • No commissions, no hourly charges, no money held
$395 + GST per year, whole scheme

$434.50 including GST. No lock-in: paid one year at a time, leave at any anniversary with 30 days' notice and no exit fee. The agreement covers up to 3 years so you're not re-signing every year.

Start online

Extras — only if you need them

ServiceFee
Section 184 certificate (paid by the requester)Regulated fee
Strata search and document copies (only if you don't hold them)At cost
By-law registration (solicitor drafting & registration fees extra)$95 + GST per by-law

Service standards

We don't just promise service — we put it in writing.

The same published standards as Townhouse Strata, applied to every 2-lot scheme.

Same day

Online messages answered

1 business day

Email responses

1 business day

Resolutions prepared and sent to both owners

60 & 14 days

Insurance renewal reminders

Inside 14 days

Section 184 certificates, as the law requires

24/7

Records and strata roll online

What owners say

Reviews of Townhouse Strata — the team behind Duplex Strata

★★★★★

"A great manager who takes a personal interest in managing small schemes. Has great connections with trades for effective maintenance work."

Daniel T. · Google review
★★★★★

"Working with Alan Hunter from Townhouse Strata has been an absolute pleasure. He is professional, extremely knowledgeable in strata issues, and is dedicated to help you in every way."

Val M. · Google review
★★★★★

"So refreshing to have someone that listened to us and did what we wanted. Positive, professional and a pleasure to deal with."

Anna P. · Google review

Apply online

Four screens. About 15 minutes. No phone calls, no meetings, nothing to post.

This is exactly what you'll see. Tap a step to preview it.

duplexstrata.com.au/join
When both owners have signed: your portal login arrives by email, we check your insurance within 5 business days, and if you had a previous manager we request the records for you.

Stuck on something? Use the question box on any page or email [email protected] — we reply the same business day.

Start my application

2-lot scheme? Let's get the legal side right.

$395 + GST a year for the whole scheme. No meetings, no commissions, no money handled.

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