When You Need a Section 184 Certificate (Sales, Refinancing, Due Diligence)
A Section 184 certificate in NSW is most commonly requested during the sale or purchase of a strata lot. It is also needed for refinancing, when a bank or lender wants to check for outstanding fees, or as part of due diligence before an owner buys into a scheme. Some conveyancers and buyers’ solicitors order it early to confirm a lot’s financial standing and compliance history.
It is also useful for owners considering major renovations, or when legal or tax professionals want an official record for stamp duty and tax assessment purposes. For any major transaction involving a strata property, having an up-to-date s184 certificate helps avoid surprises and protects all parties involved.
What Information Does the Certificate Include
A section 184 certificate provides detailed, up-to-date information on a lot’s financial position within the scheme. This includes current and outstanding levies, special levies raised, interest or arrears, and any legal action relating to debt recovery. The certificate also lists insurances held, the balance of the administrative and capital works funds, by-laws registered, and key details of the scheme.
For a practical guide to related records, see our explanation of what is included in a strata inspection report. While the s184 certificate provides a formal financial and administrative snapshot, the inspection report covers broader operational records.
Who Can Request a Section 184 Certificate and How
Any lot owner, mortgagee, prospective purchaser, buyer’s solicitor or agent can request a section 184 certificate. The request is usually made in writing to the strata manager or owners’ corporation, often using a standard form. Supporting documents or proof of interest (such as a contract of sale) may be required. Once payment of the prescribed fee is received, the certificate must be issued within a set timeframe.
Guidance on proper documentation and best practice for legal representatives is provided by the Law Society of NSW, which sets out protocols for document requests in property transactions. We make our application process straightforward, so owners and their advisers can request certificates efficiently.
Fees, Timeframes and Delivery
Fees for a section 184 certificate in NSW are regulated by law and can change from year to year. The standard fee is set to cover the cost of administration and records search. Payment is typically required up front, and certificates are generally delivered within 7 days of a valid request, but urgent processing may be available for an additional fee.
Clients can pay for their certificate using our secure client payment portal. We provide certificates by email in PDF format, but printed copies can also be supplied on request. Full details on current fees and turnaround times are provided at the time of enquiry.
Section 184 Certificate vs Strata Inspection Report
It’s common for buyers and conveyancers to be confused about the difference between a section 184 certificate and a strata inspection report. The s184 certificate is a formal, statutory document focused on financial and administrative status, while the inspection report is a broader, voluntary review of records, meeting minutes, correspondence and past repairs. The two are often ordered together as part of due diligence.
For a summary of the added value in a full records review, see our advice on what to know about strata reports before buying a unit. We recommend both documents for buyers and professionals wanting a complete picture before a transaction.
Ordering a 184 Certificate Through Strata One
Ordering a section 184 certificate through Strata One is straightforward. First, submit your request online, providing the property and lot details. Next, make the required payment via our secure portal. Once received, we process the request and compile the information directly from our records. The completed certificate is reviewed for accuracy, then delivered by email (and post, if needed) within the statutory timeframe.
More details about our obligations and procedures are available in our Strata Schemes Management Act 2015 overview, which explains the legal basis for document requests and timeframes.
Skip to content 