Adelaide & Regional South Australia

Community Strata Divisions in Adelaide

Understanding Community Strata Divisions

Community Strata Divisions are most commonly associated with multi-storey buildings, apartment complexes and mixed-use developments where lots sit above or below each other. Unlike traditional land divisions where boundaries are measured and marked on the ground, Community Strata boundaries are defined by the physical structure itself.

This means the individual lot boundaries follow the walls, floors, ceilings and structural components of the building. In most cases, a plan sheet is created for each level of the development, clearly depicting all lots, common areas and service locations.

Because the boundaries rely on the finished construction, a Community Strata Division cannot be finalised until the building is complete, structurally sound and ready for survey.

When Are Community Strata Divisions Used?

A Community Strata Division can be created for a broad range of residential and commercial developments, including:

  • Apartments
  • Multi-level townhouses
  • Commercial buildings with multiple floors
  • Mixed-use developments
  • Converted buildings
  • Small developments with as few as two lots
  • Large-scale complexes with dozens or hundreds of lots

Whether your project involves two levels or twenty, a Community Strata scheme provides a structured, legally compliant way to define lot ownership and allocate common property

Community Strata Divisions In Adelaide

How Community Strata Boundaries Are Defined

Under South Australian legislation, the structural components of a building—such as:

  • External walls
  • Internal load-bearing walls
  • Floors and ceilings
  • Roof structures
  • Columns and beams

are generally defined as Common Property owned collectively by the Community Corporation.

Individual lot boundaries are then determined by the interior surfaces of these structural components, meaning:

  • Owners maintain what’s inside their lot
  • The Corporation is responsible for the building’s external structural integrity

This arrangement provides clarity around maintenance responsibilities, insurance requirements, and future building upgrades.

Community Strata Divisions In Adelaide

Why Community Strata Divisions Are Important

A properly prepared and registered Community Strata scheme ensures:

  • Clear and Legal Ownership Boundaries

Each lot owner knows exactly what they own and what is shared.

  • Defined Common Property Areas

Lobbies, lifts, stairwells, shared services and structural components are clearly allocated.

  • Simplified Building Management

The scheme establishes a Community Corporation with clearly defined responsibilities.

  • Smooth Buying and Selling Process

Buyers, lenders, agents and conveyancers all rely on accurate, up-to-date strata documentation.

  • Compliance With SA Legislation

Professional surveying ensures your development meets all state requirements and can be lodged with the relevant authorities.

Our Role in Creating Your Community Strata Scheme

We review the development, intended lot layout and building structure to determine the most suitable approach.

We prepare and lodge all required applications with PlanSA and liaise with local councils, utilities and government agencies.

Our licensed surveyors conduct on-site measurements, create level-by-level plan sheets and define lot boundaries using industry-leading technology.

We prepare all plans and documents required for:

  • Plan lodgement
  • Community Corporation setup
  • By-law development (if required)
  • Final plan sealing and registration

We guide developers, builders, architects and project managers from concept to completion.

Whether it’s a new multi-storey build or the strata conversion of an existing property, our team ensures your Community Strata Division is completed efficiently, accurately and in full compliance with South Australian legislation.

To learn more about Sawley Lock O’Callaghan & the land surveying services we provide in Adelaide please click the links provided.

If you have any questions in relation to land division, property surveys, project management, or commercial & Infrastructure Development Surveys In Adelaide please call our office at 

(08) 8344 1522

or

email us at adelaide@sawleylock.com.au

We look forward to helping you with your next residential or commercial project

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To learn more about our Torrens Community Strata Divisions in Adelaide

Frequently Asked Questions About Our Community Strata Divisions in Adelaide

  • Torrens Title Land Division: This involves dividing land into two or more separate allotments, each held independently without shared facilities. This form of subdivision gives owners full autonomy over their land​​.
  • Community Division: This division creates at least two lots with a shared area of common property, such as carparks or gardens, which are for the shared use among lot owners. The boundaries of each community lot are defined by surveyed measurements​​.
  • Community Strata Division: In contrast to community divisions, the boundaries in community strata divisions are defined by the buildings themselves rather than surveyed land measurements. This type is often used for multilevel apartment buildings or commercial properties, with the building forming part of the common propert

Before embarking on a subdivision project, it’s crucial to plan and consult professionals, like Sawley Lock O’Callaghan to help navigate the process efficiently:

  • Do your planning: Begin with a simple plan of how you wish to divide the land. For community divisions, include any common property in this plan​​.
  • Engage a surveyor like us: A surveyor will conduct necessary surveys, identify boundaries and easements, and prepare a proposed plan of division. This plan will be lodged for approval​​.

A Community Strata Division relies on the building’s physical structure to define boundaries, whereas a standard Community Division uses measured land boundaries. Strata is typically used for multi-storey buildings, while standard Community Divisions suit ground-level developments.

Because lot boundaries are defined by floors, walls and ceilings, a Community Strata plan can only be finalised after the building structure is complete and ready for survey.

Yes. Each lot within a Community Strata Division receives its own Community Strata Title, allowing it to be sold, leased, or mortgaged like any individually owned property.

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