Understanding survey strata, built strata, and strata survey requirements in Western Australia
Strata title is a form of property ownership that allows multiple people to own parts of a single property. In Western Australia, strata titles are governed by the Strata Titles Act 1985, which has been significantly updated over the years. Whether you're developing apartments, townhouses, or subdividing land, understanding strata titles is essential. This guide explains the different types of strata schemes, their requirements, and when you need a strata survey.
Strata title is a system of property ownership where:
This system enables developments where different people own different parts of what was once a single property, while sharing responsibility for common areas.
Western Australia has several types of strata schemes, each suited to different situations:
Survey strata (sometimes called "vacant land strata" or "green title strata") divides land into individual lots without reference to buildings. Key characteristics:
Survey strata is often the preferred choice for Perth townhouse and villa developments. Each owner has clear boundaries and owns the land beneath their dwelling, similar to traditional freehold ownership but with shared common property.
Built strata (sometimes called "building strata") defines lots by reference to a building's structure. The lot boundaries are typically the internal surfaces of walls, floors, and ceilings:
Built strata is essential for apartment buildings where multiple lots exist on different floors. The survey plan shows building cross-sections and floor plans rather than ground-level boundaries.
Leasehold strata applies to developments on Crown land where the land is leased rather than owned freehold. The strata scheme operates similarly to freehold strata but with lease terms applying to all lots.
| Feature | Survey Strata | Built Strata |
|---|---|---|
| Boundaries defined by | Survey pegs in ground | Building walls/floors/ceilings |
| Land ownership | Lot owner owns land | Land is common property |
| Building ownership | Lot owner owns building | Structure is common property |
| Common property | Usually minimal (driveways) | Extensive (structure, land, facilities) |
| Strata levies | Generally lower | Generally higher |
| Best suited for | Townhouses, villas, grouped dwellings | Apartments, multi-storey buildings |
All strata subdivisions in Western Australia require a strata survey by a licensed surveyor. The survey requirements differ depending on the type of strata:
For survey strata, the licensed surveyor must:
For built strata, additional requirements include:
Built strata surveys are typically more complex and expensive due to the detailed building survey required.
Creating a strata scheme involves several steps:
Before subdivision, you typically need development approval from your local council and the Western Australian Planning Commission (WAPC). This ensures the development complies with planning requirements.
A subdivision application is lodged with the WAPC, including a draft strata plan prepared by a licensed surveyor. The application is referred to council and service authorities for comment. See our guide on the Perth subdivision process for details.
Once approved, conditions must be satisfied. This typically includes service connections, infrastructure works, and (for built strata) construction of the building.
A licensed surveyor conducts the final survey and prepares the strata plan for lodgement with Landgate.
The strata plan is registered, creating separate titles for each lot. The strata company comes into existence, and lot owners can be registered on their individual titles.
Every strata scheme has common property and a strata company:
Common property is owned collectively by all lot owners and may include:
The strata company is automatically created when the strata plan is registered. All lot owners are members. The strata company:
Each lot in a strata scheme has a unit entitlement that determines:
Unit entitlements are set when the strata plan is registered and are typically based on lot area or value. They cannot be easily changed after registration.
The choice between survey strata and built strata depends on your development:
Choose survey strata when:
Choose built strata when:
Your surveyor can advise on the most appropriate strata type for your development.
Our licensed surveyors provide comprehensive strata survey services for developments throughout Perth. From initial advice through to Landgate lodgement, we handle all aspects of strata subdivision.
Get a Quote Call (08) 5122 5501Get expert advice on strata surveys and subdivision in Perth.