Owners Corporation Certificate

Thinking about selling your Fitzroy flat or buying a new town-house in Point Cook? If the property sits on a plan of subdivision, an owners corporation certificate will sit at the heart of the paperwork. Plenty of people nod when their conveyancer mentions the certificate, yet few can explain what is inside or why it matters. Let us clear the fog in everyday language, so you can get on with your move rather than wrestling with legal jargon.

Why Strata Exists – and Where the Certificate Fits In

Victorians love medium density living. From converted warehouses in Collingwood to shiny towers in Southbank, almost every building with shared walls, lifts or gardens falls under the Owners Corporations Act 2006. The owners corporation (OC) looks after the common bits: lobbies, drains, driveways, insurance and a surprising amount of admin. The certificate is essentially a health check on that OC, ordered whenever a lot is about to change hands.

Picture it as a combined bank statement, insurance schedule and doctor's note. A buyer wants to know if the OC is solvent and drama free, while a seller must prove there are no skeletons in the shared basement. No certificate, no good because the buyer can walk away.

What the Law Actually Says

Section 151 of the Act forces every OC to issue the certificate within ten business days of receiving a written request and the correct fee. The rules are blunt: pay the fee, lodge the request and the OC must deliver. If it drags its feet, the buyer, vendor or even the lender can haul it before VCAT. In reality the threat is enough; most strata managers are keen to avoid that showdown.

Owners Corporation Certificate Fees in 2024-25

Fees rise on 1 July each year because they are tied to "fee units" set by Treasury. One fee unit is $16.33 in the 2024-25 financial year. Add GST and you land on the following caps for one certificate:

Standard (ready in up to 10 business days) – $173.16
Priority 2 (ready in 3-5 business days) – $259.74
Priority 1 (ready in 2 business days) – $311.66

If your apartment sits inside a mega-complex with multiple OCs you will need a certificate for each. The first costs full freight, the extras are cheaper but do add up. Ask your conveyancer to doubl -check whether you are in OC1, OC2 or both avoids nasty last minute surprises.

What's Actually Inside the Certificate?

Expect about eight pages of text plus attachments. Do not glaze over; every line tells a story.

Key Information Included:

Current levies – what you pay quarterly and any balance that you owe
Future levies – special fees already voted in at an AGM. Think new lifts or major roof works
Maintenance fund balance – money in the kitty for long term repairs
Insurance details – policy number, insurer and sum insured. Buyers' banks love this bit
Legal proceedings – court or tribunal cases under way or even threatened
Contracts over common property – does the café downstairs hold a lease over the foyer? Good to know
Manager details – name and address of the strata firm or volunteer secretary

Attachments include the statement of advice for purchasers, the OC rules and the last AGM minutes. Make a coffee, skim them the rules could ban pets, fireplaces or short-stay rentals.

How to Order a Certificate Without Losing Your Sanity

Timeframes matter, so here is a simple eight-step recipe:

Step-by-Step Process:

Find your plan number – It looks like OC1 / PS709876E on your title
Download the request form – Consumer Affairs Victoria supplies a free template
Email it to the manager – If the building is self-managed, send it to the chair or secretary
Tick the urgency box – Standard saves money; priority saves time choose wisely
Pay on the spot – EFT is quickest. The ten-day clock starts the day after both form and money hit the manager's inbox
Set a reminder – If no PDF lands by day nine, politely chase
Open the PDF – Check the date, signature and that every attachment is there. Missing minutes are common
Pass it to your conveyancer – They will slot it into the Section 32 and flag any red lights

Local tip: lodge requests before 10 a.m. on a weekday. Most managers treat that as "received today" rather than "received tomorrow".

Section 151 Certificate vs Owners Corporation Certificate—Same Thing

Lawyers love section numbers; everyone else loves plain words. Whether someone says "owners corporation certificate" or "section 151 certificate", they are talking about the same document. Do not let the terminology trip you up.

Five Common Myths About Owners Corporation Certificates

Myth 1: "I can reuse last year's certificate" Sadly no levies change, disputes pop up and buyers expect fresh data.

Myth 2: "The agent handles certificates" Agents help, but the legal duty sits with the vendor.

Myth 3: "Self-managed blocks are off the hook" Every OC must issue certificates, even a two-town house pair in Reservoir.

Myth 4: "If the OC lies, bad luck" Buyers can sue for misleading conduct if they relied on dodgy info.

Myth 5: "We can add an admin surcharge" The Act sets a hard fee cap charge above it and Consumer Affairs will come knocking.

What Could Possibly Go Wrong?

Plenty, if you ignore the certificate:

Potential Issues:

Hidden debt – A seller owes $5,000 in levies. Without the certificate, that debt may pass to the buyer at settlement
Unfunded lift replacement – Minutes reveal a looming $1 million lift overhaul with no savings plan. That cost could translate into a $20,000 levy per lot
Pending legal battle – The OC is suing the builder for cladding defects. Banks get twitchy and may refuse finance
Banned pets – Your French bulldog may not be welcome better to know before moving day

How Pearson Chambers Conveyancing Makes Life Easier

We are locals too. Our office at the top end of Collins Street works daily with strata managers from Werribee to Warrandyte. We will:

Draft and lodge the certificate request so you do not miss any boxes
Track the ten day deadline and chase if needed
Study the certificate, translate the jargon and flag hidden pitfalls
Recommend a fresh certificate if settlement drags on
Slide everything into the Section 32 so your deal stays watertight

It is the sort of behind-the-scenes work that saves clients thousands in the long run.

Ready to Act?

An up to date, accurate owners corporation certificate is not just paperwork it is peace of mind. Whether you are selling your Brunswick studio or buying a Geelong townhouse, let us take the stress out of the process.

Call Pearson Chambers Conveyancing on 03 9969 2405 or email contact@pearsonchambers.com.au