Quick Answer
When buying a strata title property in South Australia, a standard title search is not enough. You must order the current title, verify the scheme's by-laws, check common property boundaries on the plan, and identify specific encumbrances or easements that bind the unit. Always consult your conveyancer to interpret specific title restrictions.
Torrens, Strata, and Community Titles in SA
Most standalone houses in South Australia sit under a standard Torrens title, where you own the land and buildings entirely. Multi-unit dwellings operate differently, usually falling under a Strata title or a Community title. Understanding which structure applies changes what you are legally responsible for.
- Torrens title: Single owner, whole land, no shared corporation obligations.
- Strata title: You own your unit plus a share of the common property (driveways, roofs, gardens) governed by a corporation.
- Community title: Similar to strata, but common property is maintained by a corporation, and lots can sometimes be Torrens-titled within the scheme.
Title Type Comparison
| Feature | Torrens Title | Strata Title | Community Title |
|---|---|---|---|
| Common property | None | Shared via corporation | Shared via corporation |
| Building insurance | Owner's responsibility | Shared building cover | Varies by scheme |
| By-laws / rules | None | Yes | |
| Boundary definition | Lot boundary | Unit + common property | Lot + common property |
What to Check on a Strata Title SA
A title search strata title reveals more than just the registered owner's name. Official property records will show the specific volume and folio, plus a list of registered dealings that dictate what you can and cannot do with the property.
Identify Boundaries on the Plan
Order the deposited plan. It defines the unit boundaries and common property allocations. Are your designated car park and courtyard actually on your unit plan, or are they common property? Misunderstanding boundary lines causes expensive disputes.
Review Encumbrances and Easements
SA strata titles often carry encumbrances from the original developer, restricting building materials, fence styles, or pet ownership. Check for drainage or pedestrian easements running under or through the unit. An easement on a strata title property might give a utility provider rights to dig up your courtyard.
Check Heritage Overlays
If the building is in a heritage area, official property records may show heritage agreements. These legally restrict external modifications, window replacements, and even paint colours.
When to Order Plans and Dealings
Order the current title first. Review the list of encumbrances and easements. If a dealing number is referenced (such as an easement document or a specific by-law variation), order that specific instrument to read the exact terms. Do this during your cooling-off period or before auction day.
SA Strata and Unit Title Buyer Checklist
- Order a Current Title / State Lease search ($74.50 AUD via TitleFinder).
- Verify the title type (Strata, Community, or Torrens).
- Order the deposited plan to identify unit boundaries and common property allocations.
- Check for easements affecting the unit (drainage, services, right of way).
- Review registered encumbrances for developer restrictions or heritage controls.
- Order specific dealings listed on the title to read the full by-laws.
- Confirm building insurance arrangements for the strata corporation.
Encumbrances, Easements, and Heritage Risks
In South Australia, an encumbrance might legally force you to maintain a specific fence style or prohibit keeping pets. A drainage easement could prevent you from building a deck over a piped area. Removing an encumbrance requires a formal legal process through official property records, often needing the consent of the benefiting party. Factor in the cost and time before assuming you can remove restrictions after settlement.
Frequently Asked Questions
What is the difference between a strata title and a community title in SA?
Strata titles divide a building into units with common property governed by a corporation. Community titles can cover larger estates with separate Torrens-titled lots sharing communal infrastructure like driveways or pumps.
How do I find the by-laws for an SA strata title?
By-laws are lodged as registered dealings on the title. When you do a title search strata title, note the dealing numbers for the by-laws and order those specific documents to read the exact rules.
Does a strata title property title South Australia include the car park?
Not always. The car park might be part of your unit plan, a separate accessory lot on the title, or common property with exclusive use rights. You must check the deposited plan to confirm what you actually own.
Order the right TitleFinder document
Use this guide as a reference, then order the actual record that answers your question:
- SA Title Register Search — $74.50
- SA Plan Image — $85.90
- SA Dealing Details — $91.80
If you are unsure, start with the current title search, then add the plan or instrument if the title points to one.
Need the title search? Use the TitleFinder product links above to order the current title, plan, instrument or state-specific property record you actually need.