Strata plan search: finding the plan for a unit or townhouse

A strata plan splits a property into lots you can own on their own, such as a unit, often with a car space or storage cage, and common property that all the owners share through the owners corporation (called the body corporate in some states).

The plan sets out where each lot's boundaries are, often by reference to walls, floors and ceilings, and shows each lot's area and the common property. In NSW it also has a schedule of unit entitlement, which sets each lot's share of levies and its voting weight on some decisions.

• NSW: Strata Plan (SP), e.g. Lot 5 in SP 12345. The common property has its own title, written CP/SP12345.
• VIC: newer unit developments are lots on a plan of subdivision with an owners corporation, which shows each lot's entitlement and liability.
• QLD: older schemes are on a Building Units Plan (BUP) or Group Titles Plan (GTP). Newer ones use a survey plan (SP), with a community management statement recorded at Titles Queensland that sets lot entitlements and by-laws.
• WA: Strata Plan, or Survey-Strata Plan where lots are defined by survey rather than by the building.
• SA: Strata Plan or Community Plan.
• TAS: Strata Plan (STR). ACT: Units Plan (UP). NT: Unit Plan (UP).

1. 1Find the plan number. It's on the unit's title, council rates notice, contract of sale and usually the strata levy notice.
2. 2Order the plan image from the registry or an information broker using that number.
3. 3Expect several scanned pages: location plan, floor plans and, in NSW, the schedule of unit entitlement.

The registry holds the plan, and in NSW and Queensland the registered by-laws. It doesn't hold the owners corporation's records: meeting minutes, levies owing, sinking fund balances, building defects or disputes. Those sit with the owners corporation or its strata manager.

If you're buying, you usually want both: the plan to see exactly what you're getting, and the records to see how the building is run. Depending on the state that's a strata inspection report (NSW), an owners corporation certificate (VIC) or a body corporate search (QLD).

The title for the unit's lot shows the owners, mortgages, caveats, the strata plan number and anything registered against that lot. In NSW you can also search the common property title (CP/SP followed by the plan number), which lists dealings affecting the whole scheme, such as registered changes to the by-laws.

When you order through Title Registry, we show the lot, plan and title reference before you pay, so you can tell the unit's own title from the common property. We don't sell strata plans yet: at launch we sell the title search and the Title + Full Report, which explains each entry. Order the plan from the registry or a broker for now.

• Buying: check whether the car space and storage are part of your lot, a separate lot, or common property you use under a by-law.
• Renovating: work that touches common property, often external walls, floors and shared pipes, usually needs the owners corporation's approval.
• Repairs and disputes: whether a balcony, wall or pipe belongs to your lot or the common property depends on the plan. The strata manager or a strata lawyer can help if it's contested.