Administration Sheets (Strata Plan of Subdivision)

This page provides information for administration sheets accompanying a strata plan of subdivision of

• lot(s) (not creating common property)
• lot(s) (creating common property)
• lots and common property
• common property only
• development lot(s)

See section 13 and 14 Strata Schemes Development Act 2015.

The Administration Sheets for a strata plan of subdivision can be prepared using:

• the Digital Form Builder through NSW LRS Connect,
• by completing the Strata Plan Interactive form, or
• by completing each of the Strata Plan individual sheets being Strata Plan Form 3.03 or 3.04, Strata Plan Form 3.07 (2019) and Strata Plan Form 3.08. Consisting of at least 3 sheets, each of these sheets must be numbered as sheets 1, 2 and 3 respectively. If there is insufficient space on sheet 3 for the information required, extra sheets may be added and must be numbered sequentially in the upper right corner.

Information on Administration Sheets for initial strata plans can be found here.

The Administration Sheets are registered as part of the plan and when a copy of the registered plan is ordered, the Administration Sheets will also be provided. 

Strata plan form 3.03 and 3.04

One of either Strata Plan Form 3.03 or Strata Plan Form 3.04 will always be sheet 1 of the Administration Sheets for a strata plan of subdivision. It is the responsibility of the surveyor to complete all panels on this form except the Strata Certificate and the Office Use Only panels which contain the strata plan number and registration details.

Sheet numbering

Insert the total number of sheets of the Administration Sheets.

Strata plan number and registration details

These panels are for Office Use Only and should be left blank on plans lodged for registration.

NOTE: If the plan has a pre-allocated plan number or was pre-examined the strata plan number may be completed in font style Arial, Regular with a font size of 56.

Plan heading

The plan heading is the panel containing the words, "STRATA PLAN OF SUBDIVISION OF". This must be completed by inserting the identity of the land being subdivided. This will be strata lots only, strata lots and common property or common property only.

LGA, Locality, Parish and County

The current Local Government Area, Locality, Parish and County should be shown in the appropriate position.

Refer to the Cadastral Records Enquiry (CRE) to confirm the relevant Local Government Area, Locality, Parish and County boundaries and names. When there are multiple Local Government Areas, Parishes and/or Counties, administrative boundaries must be shown on the location plan.

Freehold or Leasehold Scheme

Strike out the inapplicable word (either Freehold or Leasehold) to indicate the intended type of strata scheme.

Surveyor’s certificate

This panel must be completed and executed by a registered land surveyor. All appropriate information must be entered, and the inapplicable information must be struck through. The Certificate must be completed by:

• inserting the name of the surveyor in the space after “I”
• inserting the name of the company the surveyor works for or where there is no company, the surveyor’s full address
• if there are no encroachments, striking through the statement “The building encroaches on:” including items (a) and (b)
• if there are encroachments only on a public place, striking through item (b)
• if there are encroachments only on land which is not a public place, striking through item (a) and entering in item (b) the creating instrument for the easement which has been created,
• signing and dating the Certificate. The Surveyor’s Certificate must be signed prior to the Strata Certificate
• inserting the surveyor’s ID as allocated by BOSSI, and
• inserting the surveyor’s reference (maximum of 25 characters). The reference must be identical to that shown on the plan to provide a link between the documents, except for any information shown after the reference in brackets indicating a version number of the document or NSW LRS approval number(s).

Before execution, a surveyor must be satisfied that the plan complies with all the parts of the Certificate. Attention is drawn to Schedule 1 Strata Schemes Development Act 2015 and the Surveying and Spatial Information Act 2002.

 

Strata certificate

The strata certificate must be completed and executed by a registered certifier or local council.
 Prior to the issue of a strata certificate, a local council or a registered certifier must:

• conduct an inspection in accordance with clause 17 Strata Schemes Development Regulation 2016, and
• ensure that the valuation certificate is prepared in accordance with clause 7(4) Strata Schemes Development Regulation 2016.

Registered Certifier

If the Strata Certificate is to be completed by a registered certifier, Strata Plan Form 3.03 should be used. All appropriate information should be entered, and the inapplicable information should be struck through. The Certificate must be completed by:

• inserting the name of the registered certifier after “I”
• inserting the registration number
• if the plan is not part of a development scheme, striking through item (a) otherwise leave item (a) intact
• if the building does not encroach on a public place, striking through item (b)
• if the building encroaches on a public place and the local council has granted a relevant planning approval regarding the encroachment, leave item (b) intact
• if the relevant planning approval contains a condition that utility lots are to be created, inserting the relevant lot numbers within item (c)
• if there are no utility lots to be created, striking through item (c)
• inserting the certificate reference. This reference should relate to the certifier or council records
• inserting the relevant planning approval number and the name of the authority that issued it, and
• signing and dating the Strata Certificate. The date must be on or after the date the Surveyor’s Certificate is signed.

Local Council

If the Strata Certificate is to be completed by a local council, Strata Plan Form 3.04 should be used. All appropriate information should be entered, and the inapplicable information should be struck through.
The Certificate must be completed by:

• inserting the name of the local council
• if the plan is not part of a development scheme striking through item (a) otherwise leave item (a) intact
• if the building does not encroach on a public place striking through item (b)
• if the building encroaches on a public place and the local council does not object to the encroachment leave item (b) intact
• if the local council is imposing a condition that utility lots are to be created inserting the relevant lot numbers within item (c)
• if there are no utility lots to be created striking through item (c)
• inserting the certificate reference. This reference should relate to the council records 
• inserting the relevant planning approval number and the name of the local council that issued it
• striking through “Authorised Person” or “General Manager” as appropriate, and
• signing and dating the Strata Certificate. The date must be on or after the date the Surveyor’s Certificate is signed.

This Strata Certificate must be completed and executed on behalf of the council by an AUthorised Person or the General Manager.

NOTE: A local council or a registered certifier must be aware of the requirements of clause 17 Strata Schemes Development Regulation 2016 before issuing a strata certificate.

Strata plan form 3.07 (2019)

The purpose of this approved form is to provide:

• the schedule of unit entitlement and
• the Valuer’s Certificate completed by a qualified valuer as defined in section 4(1) Strata Schemes Development Act 2015.

Sheet numbering

Insert the sheet number and the total number of sheets of the Administration Sheets.

Strata plan number and registration details

These panels are for Office Use Only and should be left blank on plans lodged for registration.

NOTE: If the plan has a pre-allocated plan number or was pre-examined the strata plan number may be completed in font style Arial, Regular with a font size of 56.

Valuer’s certificate

The Valuer’s Certificate is to certify the schedule of unit entitlement. This must be completed by a “qualified valuer” and provide the following:

• the valuer’s full name
• the company the valuer works for or where there is no company, the valuer's full address
• confirmation that the valuer is a “qualified valuer” as defined in section 4(1) Strata Schemes Development Act 2015
• the professional body of which the valuer is a member, and
• the class of membership and their membership number.

Valuers must include the date that the valuer made the valuation and apportioned the unit entitlements (the “valuation day”) in accordance with Schedule 2 Strata Schemes Development Act 2015 and clause 7(4) Strata Schemes Development Regulation 2016.

Where both the Strata Certificate and Valuer’s Certificate are signed on or after 1 January 2020, the Valuer’s Certificate in Strata Plan Form 3.07 (2019) must be used. If the Strata Certificate is signed on or after 1 January 2020 but the Valuer’s Certificate is signed before 1 January 2020, then the use of the previous version of the Valuer’s Certificate on Strata Plan Form 3.07 is acceptable.

NOTE: For a Valuer’s Certificate for a subdivision involving common property (but not involving a development lot), the prescribed “valuation day” prevents the valuation being made more than 2 months before the application for the Strata Certificate in accordance with clause 7(4)(a) Strata Schemes Development Regulation 2016.

The definition of "valuation day" for a strata certificate for a strata plan of subdivision involving a development lot is the day nominated as the valuation day in the original schedule of unit entitlement that accompanied the strata plan. See clause 7(4)(b) Strata Schemes Development Regulation 2016. 

NOTE: A completed Valuer’s Certificate is not required to be endorsed on the administration sheet of a strata plan of subdivision of lots only, where no development lot is involved and where no common property is being subdivided or created. It would be required in all other instances of a strata plan of subdivision.

Schedule of unit entitlements

The schedule of unit entitlements must be shown on Strata Plan Form 3.07 (2019) in accordance with the requirements set out in Schedule 2 of the Strata Schemes Development Act 2015 and clause 7 Strata Schemes Development Regulation 2016.

The schedule on a strata plan of subdivision (other than the schedule for a strata plan for the subdivision of a development lot) must include reference to all lots in the strata scheme, whether existing or new lots, except for the lot or lots being subdivided. The existing strata plan number must be added to the strata lots which are not a result of the subdivision.

The schedule must contain two vertical columns. The first column should show the lot numbers in numerical sequence and the second should show the unit entitlement for each lot. The final row must show the aggregate of the unit entitlement.

Each unit entitlement must be expressed as a whole number.

It is the responsibility of the surveyor to show the schedule of unit entitlement, however each unit entitlement must be apportioned based upon the market value of the lots in accordance with Schedule 2 Strata Schemes Development Act 2015 and determined by a qualified valuer.

If there is insufficient space on Strata Plan Form 3.07 (2019) the schedule may be continued on Strata Plan Form 3.08.

Strata Plans of Subdivision

Subdivision of lot(s) only (not involving a development lot) and the plan is not subdividing or creating common property

A schedule of unit entitlement is required in accordance with clause 3 of Schedule 2 Strata Schemes Development Act 2015 must be provided on Strata Plan form 3.07 (2019).

The newly created lots must equal the aggregate unit entitlement of the subdivided lots. The unit entitlement for the remaining lots and the total unit entitlement for the scheme must not change.

Example A

The following is an example of the schedule of unit entitlement for a Strata Plan of Subdivision of lots 2 and 3 in SP99### creating lots 4 and 5 (No common property is being subdivided or created).

Subdivision of lot(s) involving common property (not involving a development lot)

The plan is creating common property or subdividing lots and common property

A schedule of unit entitlement in accordance with clause 4 of Schedule 2 Strata Schemes Development Act 2015 must be provided on Strata Plan Form 3.07 (2019).

Any change to the aggregate unit entitlement or the existing unit entitlement of any lot in the strata scheme as a result of common property being subdivided or created should be shown in the schedule of unit entitlement. This will require the completion of the Valuer’s Certificate and the lodgment of Approved Form 11 indicating the owners corporation has passed a special resolution agreeing to the changes.

Example B

The following is an example of the schedule of unit entitlement for a Strata Plan of Subdivision of lot 2 in SP98### this may be a subdivision of lot 2 only (creating common property) or a subdivision of lot 2 and common property.

Subdivision of common property only

A schedule of unit entitlement in accordance with clause 4 of Schedule 2 Strata Schemes Development Act 2015 must be provided on Strata Plan Form 3.07 (2019).

Any change to the aggregate unit entitlement or the existing unit entitlement of any lot in the strata scheme as a result of common property being subdivided or created should be shown in the schedule of unit entitlement. This will require the completion of the Valuer’s Certificate and the lodgment of Approved Form 11 indicating the owners corporation has passed a special resolution agreeing to the changes.

Example C

The following is an example of the schedule of unit entitlement for a Strata Plan of Subdivision of Common Property only creating lot 5.

Subdivision of a development lot only

A schedule of unit entitlement in accordance with clause 5 of Schedule 2 Strata Schemes Development Act 2015 must be provided on Strata Plan Form 3.07 (2019).

The schedule of unit entitlement must only show the new lots in the strata plan of subdivision. The total aggregate must equal the unit entitlement of the development lot being subdivided. This will also require the completion of a Valuer’s Certificate.

Example D

The following is an example of the schedule of unit entitlement where there is a strata plan of subdivision of development lot 7. The unit entitlement for lot 7 prior to the subdivision was 90.

Surveyor's reference

Enter the surveyor’s reference as on sheet 1 (being Strata Plan Form 3.03 or 3.04).

Strata plan form 3.08

This form must follow Strata Plan Form 3.07 (2019) with all sheets in Strata Plan Form 3.08 being numbered sequentially. This form is to include the following information, if applicable:

• any information which cannot fit in the appropriate panels of the preceding Administration Sheets
• statements of intention to create and release affecting interests in accordance with section 88B Conveyancing Act 1919
• a schedule of street addresses
• signatures and seals which are required in accordance with section 22 Strata Schemes Development Act 2015, and
• Approved Forms 10, 11, 12, 13, 14 or 23, as applicable (see strata plan Approved Forms page).

Sheet numbering

Insert the sheet number and the total number of sheets of the administration sheets.

Strata plan number and registration details

These panels are for Office Use Only and should be left blank on plans lodged for registration.

NOTE: If the plan has a pre-allocated plan number or was pre-examined the strata plan number may be completed in font style Arial, Regular with a font size of 56.

Schedule of unit entitlement

If Strata Plan Form 3.07 (2019) does not have sufficient space to show the entire schedule of unit entitlement it should be continued on this sheet. The continuation of the schedule should appear before any other information.

Statement of intention in accordance with section 88B instrument

Creating interests (Positive Covenant, Restrictions on the use of land and Easements)

If the applicant intends to create affecting interests upon registration of a section 88B instrument which is to be lodged with the plan, the panel must contain a statement as follows:

“Pursuant to section 88B Conveyancing Act 1919 it is intended to create the following affecting interests”.

The interest which are to be created must be listed as shown in part 1 of the section 88B instrument. The interest description (Positive Covenant, Restriction on the use of land or the Easement description) must be stated and must include reference to the width of any easement being created. i.e. 1. Easement to drain water variable width.

Releasing Interests (Easements only)

If the applicant intends to release affecting easements upon registration of the section 88B instrument which is to be lodged with the plan, the panel must contain a statement as follows.
“Pursuant to section 88B Conveyancing Act 1919 it is intended to release the following affecting easements”.

The easements which are to be released must be listed as shown in part 1A of the section 88B instrument. The easement description, easement width and the creating instrument number must be stated. i.e. 1. Easement for access 2 wide (DP#####).

Schedule of street addresses

A schedule of street addresses must be provided for each new lot in the strata scheme on Strata Plan Form 3.08.

The schedule must be in the format described in Surveyor General’s Direction No.7 (see section 3.25, clause 60, Table 6).

If an address or part of an address is not available, this should also be indicated in the schedule as “not applicable” or N/A.

As councils are the addressing authority, NSW LRS advises surveyors to confirm street addresses with the local council prior to lodgment of the plan.

Signatures and seals

The Administration Sheets must be executed in accordance with section 22 Strata Schemes Development Act 2015.

Approved Forms

When Approved Forms 10, 11, 12, 13, 14 or 23 are required to enable registration of the plan, they must be completed on Strata Plan Form 3.08.

If the plan subdivides or creates common property (not involving a development lot) Approved form 10, Approved form 11 and Approved form 12 must be provided on SP form 3.08. Approved form 10 will not be required if the form has been provided previously and the second schedule notification of the common property title indicates the initial period has expired.

Approved form 12 is required in all instances whether or not common property is involved, and the strata certificate is signed by a registered certifier.

See the relevant Strata Plans of subdivision pages for the approved forms that are applicable.

Surveyor’s reference

Enter the surveyor’s reference as on sheet 1 (being Strata Plan Form 3.03 or 3.04).

All NSW legislation can be accessed at www.legislation.nsw.gov.au/

All approved forms can be accessed at www.nswlrs.com.au under the Forms tab.