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www.landgate.wa.gov.au Strata Titles Practice Manual Strata Titles Practice Manual for Western Australia- Edition 8.0 June 2013 © Western Australian Land Information Authority- Government of Western Australia page 2 of 250 Strata Titles Practice Manual for Western Australia- Edition 8.0 June 2013 © Western Australian Land Information Authority- Government of Western Australia page 3 of 250 Strata Titles Practice Manual for Western Australia Edition 8.0 June 2013 © Western Australian Land Information Authority (Landgate) Strata Titles Practice Manual for Western Australia- Edition 8.0 June 2013 © Western Australian Land Information Authority- Government of Western Australia page 4 of 250 Online Manuals- Terms of Use Disclaimer of Liability The information contained in this manual is distributed by Landgate through the Landgate corporate website, as a guide or information source only. 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Strata Titles Practice Manual for Western Australia- Edition 8.0 June 2013 © Western Australian Land Information Authority- Government of Western Australia page 5 of 250 Table of Content 1. Introduction to the Strata Titles Practice Manual ............................... 29 1.1 The Nature of Strata and Survey-Strata Schemes .............. 30 1.2 Basic Strata Principles ........................................................ 31 1.2.1 Strata Lots must be always within the Parcel Boundary .......................... 31 1.2.2 Strata Company as an Entity Deals with Common Property ................... 31 1.2.3 Common Property .................................................................................... 31 1.2.4 Strata Title ................................................................................................ 31 1.2.5 Strata/ Survey-Strata Schemes Can Only be Over One Parcel of Land . 31 1.2.6 Re-subdivisions of Common Property ..................................................... 31 1.2.7 Unit Entitlement is Not the Same as a Property Valuation ...................... 31 1.2.8 A Title Can Not be issued in the Name of the Strata Company ............... 32 1.2.9 Dividing Fences (sections 123 & 123B) ................................................... 32 1.2.10 Walls ......................................................................................................... 32 1.2.11 Party Walls ............................................................................................... 32 2. History of the Strata Titles Act ........................................................... 33 2.1 History of the Strata Titles Act 1966.................................... 34 2.2 The Community Titles Advisory Committee ........................ 37 3. Types of Plans and Unit Entitlements ............................................... 39 3.1 Types of Plans .................................................................... 40 3.2 Strata Plans ........................................................................ 40 3.3 Vacant Lot Strata Plans ...................................................... 41 3.4 Survey-Strata Plans ............................................................ 42 3.5 Unit Entitlement of Strata and Survey-Strata Schemes ....... 42 3.6 Unit Entitlement Requirements ........................................... 43 3.7 Valuer‟s Certificate for a Strata Plan ................................... 44 3.8 Valuer‟s Certificate for a Survey- Strata Plan ...................... 45 3.9 Valuer‟s Checklist ............................................................... 46 Strata Titles Practice Manual for Western Australia- Edition 8.0 June 2013 © Western Australian Land Information Authority- Government of Western Australia page 6 of 250 4. Obtaining Approvals .......................................................................... 47 4.1 The First Steps ................................................................... 48 4.2 Small Schemes that Do Not Require WAPC Approval ........ 50 4.3 Local Government Preliminary Determination ..................... 50 4.4 Strata Plan Option for Non-Residential and More Than Five Residential Lots .................................................................. 51 4.5 Vacant Lot Strata Plans ...................................................... 52 4.6 Survey-Strata Plans ............................................................ 52 4.7 Large Developments........................................................... 53 4.8 Forms ................................................................................. 53 5. The Role of Government Agencies ................................................... 55 5.1 Government Involvement in Strata and Survey-Strata Schemes ............................................................................ 56 5.2 Local Government Planning Approval ................................. 56 5.3 Western Australian Planning Commission‟s Role ............... 58 5.3.1 Strata Plans: ............................................................................................. 58 5.3.2 Survey-Strata Plans and Vacant Lot Strata Plans: .................................. 59 5.3.3 The Planning and Development Act 2005 (P & D ACT) .......................... 60 5.4 Referrals by WAPC and Local Government under Delegation ........................................................................................... 61 5.5 Appeal Provisions for LG and WAPC (Review) ................... 62 5.5.1 Section 26 of the STA .............................................................................. 62 5.5.2 Section 27 of the STA .............................................................................. 62 5.5.3 Sections 142, 143 and 144 of the P & D Act (formerly s. 24 of the T P & D Act) ........................................................................................................... 62 5.6 Reconsideration of Conditions ............................................ 62 5.7 Local Government– Exemption from WAPC Referral ......... 63 5.8 The Water Corporation‟s Role ............................................ 64 5.9 Deferment of Water Corporation Headworks Charges ........ 65 5.9.1 Memorials ................................................................................................. 66 5.9.2 Removing the Memorials ......................................................................... 66 Strata Titles Practice Manual for Western Australia- Edition 8.0 June 2013 © Western Australian Land Information Authority- Government of Western Australia page 7 of 250 6. Easements, Covenants, Exclusive Use By-Laws and Restrictive Use ................................................................................................... 67 6.1 Easements and Covenants ................................................. 68 6.2 Ownership of Parcels.......................................................... 69 6.3 Execution of Documents by Strata Companies ................... 69 6.4 Execution of Documents by Proprietors .............................. 70 6.5 Easements over Encroachments and Easements of Support ........................................................................................... 70 6.6 Easements on Strata Plans ................................................ 71 6.6.1 TLA Easements ........................................................................................ 71 6.6.2 P & D Act Easements (formerly T P & D Act) .......................................... 72 6.7 Easements on Survey-Strata Plans .................................... 73 6.7.1 STA Easements ....................................................................................... 73 6.7.2 TLA and P & D Act Easements ................................................................ 73 6.8 TLA Easements on Strata and Survey-Strata Lots Where an Instrument is Lodged with the Plan ..................................... 74 6.8.1 Easements that do not meet the terms in Schedule 9A of the TLA ......... 74 6.8.2 Consents Required .................................................................................. 75 6.9 Measuring Easements on Strata Plans and Survey- Strata Plans .................................................................................. 75 6.10 Implied Easements ............................................................. 75 6.11 Restrictive Covenants ......................................................... 76 6.12 Registration of Amendments to By-Laws ............................ 78 6.13 Management Statements .................................................... 79 6.14 Exclusive Use ..................................................................... 80 6.15 Exclusive Use By-Laws Sketches ....................................... 80 6.16 Restrictive Use ................................................................... 81 6.17 Age Restriction ................................................................... 81 6.18 Varying, Adding or Removing a Restrictive Use ................. 82 Strata Titles Practice Manual for Western Australia- Edition 8.0 June 2013 © Western Australian Land Information Authority- Government of Western Australia page 8 of 250 7. Management Statements and Staged Schemes ............................... 83 7.1 Management Statements .................................................... 84 7.2 Local Government and WAPC Involvement with Management Statements ......................................................................... 85 7.3 Staged Schemes ................................................................ 85 7.4 Management Statements for Staged Schemes ................... 86 7.5 Accompanying Information for a Staged Strata Plan ........... 87 7.6 Re-subdivision of a Staged Strata Scheme......................... 88 7.7 Accompanying Information for a Staged Survey-Strata Plan ........................................................................................... 88 7.8 Creation of Easements on Strata Plans of Re-subdivision .. 88 8. Surveys of Strata Schemes ............................................................... 89 8.1 Accountability and Accuracy ............................................... 90 8.2 Surveying Requirements for Strata and Survey-Strata Plans ........................................................................................... 90 8.3 Re-Establishment of Parcel Boundaries on Strata Plans .... 91 8.4 Building Boundaries on Strata Plans................................... 91 8.5 Standard Wording to be used on Strata Plans .................... 92 8.5.1 Standard Wording for all Strata Plans ...................................................... 92 8.5.2 Additional Wording- “vacant” lots only ..................................................... 94 8.6 Part Lots Outside Buildings ................................................ 95 8.7 Encroachment on Strata Plans ........................................... 96 8.8 Depicting Easement Dimensions on Strata Plans ............... 98 8.9 Creation of Roads and Road Widenings on Strata Plans .... 99 8.10 Car Stackers ......................................................................100 Strata Titles Practice Manual for Western Australia- Edition 8.0 June 2013 © Western Australian Land Information Authority- Government of Western Australia page 9 of 250 9. Surveys of Survey-Strata Schemes .................................................101 9.1 Surveying of Survey-Strata Schemes ................................102 9.2 Survey Standards and Re-Establishment ..........................103 9.3 Marking of Survey-Strata Schemes ...................................103 9.4 Stratums, Heights and AHD ...............................................104 9.5 Encroachments and Building Connections ........................104 9.6 Depicting Easement Dimensions .......................................105 9.7 Field Notes for Survey-Strata Schemes .............................105 9.7.1 Lodging a Field Book for all Survey Plans ............................................. uploads/Ingenierie_Lourd/ guide-to-strata-titles.pdf