Our strata manager has repeatedly failed to register our house rules — can I serve them with a contract breach notice?

ACT

Management & Agreements

Our strata manager has repeatedly failed to register our house rules. Can I serve the strata manager with a contract breach notice?

Our strata manager failed to register our house rules after our AGM. We brought them forward to the following AGM with some additions, and they were passed by the owners corporation again.

It has been approximately three months since our AGM and the rules have not been registered. We’ve served the strata manager notice that their tenure will not be extended after contract expiry.

As chair, can I serve the strata manager with a contract breach notice before the end of the contract?

Each contract varies slightly, so we strongly recommend the EC seek legal advice.

The executive committee (EC) is certainly able to issue a contract breach notice on the current manager of the complex, provided there has been a clear violation of the provisions of the contract in place, making sure that said contract is valid and signed.

Each contract varies slightly, so we strongly recommend the EC seek legal advice on this issue. If you decide to proceed with issuing a contract breach notice, this should be the subject of a motion at an EC meeting. Ensure the decision to proceed with issuing this notice is recorded in the minutes of the meeting.

Without knowing the intricacies of your current contract, I would not be able to point you in the direction of a certain clause that they would be in contravention of. Make sure the contract notes that this task is an additional duty of the manager allowed for in said contract.

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Published: 6 Sep 2021

Last Updated: 7 Jul 2026

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Answer by

Jan Browne

Bridge Strata P/L

Jan has worked in the Strata Industry since 1988. Jan is a partner and director of Bridge Strata and managing ACT and New South Wales schemes. Jan has been a member of SCA New South Wales for a number of years and served on the licenced manager's subcommittee. She's also a member of the SCA National Professional Standards subcommittee, as well as the recipient of many awards within the strata industry.

Jan is a regular contributor to LookUpStrata.

Steve Wiebe

Bridge Strata P/L

Steve is a highly regarded Senior Strata Manager, with over 13 years’ experience within the Strata Industry. Steve has a wealth of knowledge of Strata, across the ACT, NSW and Victoria. Steve has spent considerable time managing complexes throughout these states, having worked in Melbourne for a number of years, managing properties across NSW and Victoria.

Steve has spent 8 years working as a Team Leader and Senior Strata Manager within the ACT. During his time, Steve has served as the Treasurer for the Strata Communities Australia (ACT) Branch, and is also a nationally recognised and accredited trainer of the A100 ‘Introduction to Strata’ course for the SCA.

Steve has a strong focus on developing a good rapport and strong relationships with clients, in order to ensure their needs are being met. Steve also believes in ensuring all Managers are trained to ensure a fantastic customer experience, and are providing the correct advice to their clients.

Steve is a regular contributor to LookUpStrata.