Strata Fees in Western Australia: A Complete Guide for Apartment Owners

Perth's apartment market has matured significantly over the past decade. Strata living is no longer niche - it's how a large and growing proportion of Perth residents live. But despite that growth, there's still relatively little clear information for WA owners about how strata fees actually work, what's reasonable, and what to do when things go wrong.

Western Australia also has terminology that's different from every other state. While the rest of Australia debates "body corporate" versus "owners corporation," WA uses strata company. And while NSW is mid-reform-wave and Queensland has its established BCCM system, WA is in the middle of its own review process - one that could reshape strata governance significantly.

Here's what WA owners actually need to know.

Related Guides

• What Are Body Corporate Fees?
• Are My Body Corporate Fees Too High?
• Body Corporate Special Levies: Everything You Need to Know

What WA Calls It: Strata Company

In Western Australia, the legal entity that manages your building is called a strata company. Your payments are levies or strata levies. The overall structure is a strata scheme.

This is governed by the Strata Titles Act 1985 (as substantially amended in 2018) and the Community Titles Act 2018 for community title schemes.

The 2018 reform was the biggest overhaul of WA strata law since the original Act - decades of accumulated issues were addressed in a single legislative package. Landgate administers strata titles and scheme registrations. The State Administrative Tribunal (SAT) handles disputes.

The 2018 Reforms: WA's Strata Reset

It's hard to discuss WA strata without acknowledging what the 2018 reforms changed, because a lot of the current framework stems from them.

Key changes that affect fees and governance:

Scheme management improvements - clearer rules on what strata companies can and can't do, improved financial management obligations, and better protections for lot owners against improper decisions.

Strata manager accountability - new requirements around strata manager disclosure, including conflicts of interest and commissions. Strata managers must now hold a strata management licence under the Strata Titles (General) Regulations 2019.

Related: Is Your Strata Manager Taking Secret Commissions?

Reserve fund requirements - the 2018 reforms strengthened requirements around reserve funds (WA's equivalent of the sinking fund), including expectations around 10-year maintenance planning for larger schemes.

Community titles - the Community Titles Act 2018 introduced a new structure for staged, mixed-use, or large-scale developments that doesn't fit neatly into traditional strata. This is relevant for newer master-planned developments in Perth's growth corridors.

Five-year review underway - The Act requires a formal five-year review, now underway through Landgate with public consultation expected to conclude in 2025. Reforms from this review are expected to address strata manager education and qualification standards, and potentially embedded network code of practice obligations.

How Levies Work in WA

Western Australian strata companies are funded through two main levies:

Administrative Fund Levy

Covers day-to-day operating costs:

• Strata manager fees (if the scheme has one)
• Building and public liability insurance
• Common property maintenance and cleaning
• Gardening and landscaping
• Lift servicing
• Utilities for common areas
• Administration and AGM costs

Reserve Fund Levy

WA's reserve fund is the equivalent of the sinking fund or capital works fund in other states. It accumulates savings for major future expenses:

• Roof replacement
• Exterior painting
• Lift replacement and upgrades
• Car park resurfacing
• Pool and facility refurbishment
• Major plumbing or electrical work

Larger schemes (10+ lots) are expected to maintain a 10-year maintenance plan projecting reserve fund expenditure. This plan forms the basis for setting levy contributions. A well-run strata company builds the reserve fund methodically rather than deferring maintenance until a special levy becomes unavoidable.

Related: How Much Should a Body Corporate Have in Its Capital Works Fund?

How Your Levy Is Calculated

In WA, your share of the levies is based on your unit entitlement - a number recorded on the strata plan for each lot. Your share of the total levy equals your lot's unit entitlement as a proportion of the scheme's total entitlements.

For example, if your lot has 60 unit entitlements out of a total 6,000 for the scheme, you pay 1% of the total budget. If the annual budget is $150,000, your annual levy is $1,500 - or $375 per quarter.

Unit entitlements are set by the developer when the strata plan is lodged and are difficult to change (requires a resolution without dissent - essentially unanimous agreement). They typically reflect the relative value of each lot at the time of the plan's creation.

What's Typical in WA?

Perth strata fees are generally lower than Sydney or Melbourne, reflecting lower property values, lower contractor costs, and typically less complex building stock.

Small complexes (under 20 lots, basic facilities) $400–$1,000 per quarter for a 2-bedroom apartment. Suburban Perth complexes with a shared garden and car park and no other facilities can come in well under $600/quarter if well-managed.

Mid-size buildings (20–50 lots, pool or gym) $700–$1,600 per quarter. Inner-Perth buildings with a pool and some common facilities in this range.

Larger buildings and high-rise (50+ lots) $1,200–$3,000+ per quarter. Perth CBD apartment towers with concierge, gymnasium, and extensive common property sit toward the higher end.

Regional WA Wide variation depending on location. Mining-region towns may have apartment buildings with higher maintenance costs due to harsh environments. Most regional centres see fees in the $400–$900 per quarter range.

Compare your WA strata fees against buildings in our database →

Insurance in WA

Building insurance is mandatory in WA. Like every other state, WA strata insurance costs have increased in recent years - though Perth's exposure profile is somewhat different from cyclone-affected North Queensland or flood-affected parts of eastern Australia.

WA's main insurance pressure points are:

• General market premium increases driven by national and global reinsurance costs
• Storm event risk in coastal areas
• Building defect concerns affecting commercial underwriters

The five-year review process is considering a mandatory embedded network code of practice for WA, which would affect how electricity supply is handled in buildings with embedded networks - relevant to ongoing operating costs.

Related: Embedded Electricity Networks: Are You Paying Too Much for Power?

Related: Body Corporate Insurance Crisis: Why Premiums Doubled Since 2019

Strata Management in WA: The Licensing System

Since the 2018 reforms, strata managers in WA must hold a strata management licence issued under the Real Estate and Business Agents Act 1978 (as amended). This is administered through the Department of Mines, Industry Regulation and Safety (DMIRS).

The licensing requirement is important for owners to understand:

• Your strata manager must be licensed - check their licence status through DMIRS if you have doubts
• Strata management companies must maintain professional indemnity insurance
• Managers are subject to professional conduct standards and can be complained about to DMIRS

The five-year review has flagged strata manager education and qualification standards as an area for potential strengthening. WA's current system is functional but is seen by some industry participants as less rigorous than NSW's post-2025 reforms.

Related: How to Choose a Body Corporate Manager

Disputes in WA: The SAT Process

The State Administrative Tribunal (SAT) handles strata disputes in Western Australia. Unlike Queensland's Commissioner system (which offers free conciliation as a first step) or NSW's mandatory mediation, WA goes directly to SAT for most formal disputes.

SAT can:

• Order a strata company to carry out maintenance or repairs
• Resolve levy disputes
• Invalidate decisions made in breach of the Act
• Appoint a strata manager if the strata company is dysfunctional
• Determine entitlement disputes

Filing fees apply (in the range of $50–$500 depending on the nature of the application). SAT is a formal tribunal process but is designed to be accessible without a lawyer for most matters.

Before going to SAT, it's worth attempting direct negotiation with the strata company or manager. Many disputes are resolved before formal proceedings.

Related: How to Deal with Body Corporate Disputes

Before You Buy in WA: Strata Disclosure

When purchasing a WA strata property, you're entitled to receive a strata information certificate (Form 28 under the regulations) from the strata company. This discloses:

• Current levy amounts
• Any unpaid levies on the lot
• Details of any approved special levies
• The current reserve fund balance
• Any litigation involving the strata company
• Whether a 10-year maintenance plan exists

This document is your financial health check. A low reserve fund balance relative to the building's age and maintenance obligations is a meaningful risk factor. An approved but unpaid special levy is a liability that transfers to the buyer.

Full checklist: Essential Questions to Ask Before Purchasing and How to Read a Strata Search Certificate: The Buyer's Checklist

Perth's Growth Areas: Community Titles

Many of Perth's newer master-planned developments - think suburbs like Alkimos, Piara Waters, or Brabham - use the community titles structure introduced by the Community Titles Act 2018 rather than traditional strata.

Community titles schemes have a layered structure: a community association manages shared infrastructure across the entire development, with subsidiary strata companies managing individual lots within. This means you may have two sets of fees: contributions to the community association and contributions to your building's strata company.

If you're buying in a community title scheme, make sure you understand both sets of obligations before signing. The combined fees can be significantly higher than a traditional strata scheme, and the governance structure is more complex.

Common Reasons WA Strata Fees Are High

Older Perth building hitting capital works milestones - buildings from the 1980s and 1990s are now facing lift replacements, roof repairs, and major structural work. If the reserve fund is underfunded, special levies follow.

Premium facilities in smaller buildings - a boutique 12-apartment building with a pool and gym carries similar facility costs to a larger building but spread across fewer owners. The per-apartment cost can be significant.

Underfunded reserve - years of keeping contributions low catches up when major works arrive.

Insurance premium increases - if the policy renewed recently, premiums may have jumped. Check whether competing quotes were obtained.

Management fees not market-tested - WA strata management is a competitive market. A strata company that hasn't reviewed its management contract in several years may be paying above-market rates.

Related: How to Change Your Strata Manager: A Step-by-Step Guide

Community title levies on top - if you're in a community title scheme, the combined contribution to the community association and the strata company can surprise buyers who only look at one set of figures.

The Five-Year Review: What to Watch

WA's five-year review of the Strata Titles Act is ongoing, with reforms expected to flow through over the coming years. Flagged areas include:

• Strata manager education and qualification standards (likely to be strengthened)
• Embedded network code of practice (expected to introduce mandatory standards for electricity supply in strata buildings)
• Possible adjustments to AGM and voting procedures
• Review of dispute resolution pathways

These reforms are unlikely to dramatically change fee levels directly, but improved governance and transparency should, over time, produce better-run strata companies and more competitive management contracts.

Are Your WA Strata Fees Reasonable?

The benchmark that matters most is local - what are similar buildings in your suburb actually paying? Our fee comparison tool includes WA data so you can see how your building sits relative to comparable properties.

If your fees are materially higher than similar buildings, start with the big ticket items: insurance and management fees. These are the two most variable costs and the ones most amenable to competitive pressure.

Check how your WA strata fees compare →