Quick Answer
When buying a strata or unit title property in Victoria, you must verify official property records for owners corporation rules, restrictive covenants, caveats, and subdivision boundaries. A title search strata title reveals these registered interests, which directly affect your ongoing costs and property use.
Understanding Strata Title VIC
A strata title property title Victoria record indicates that the property is part of a subdivision with shared common property, governed by an owners corporation. Unlike a standard freestanding home, a strata lot involves mandatory fees, shared maintenance obligations, and specific rules about what you can do with your lot. Older unit titles may operate under company title structures, which carry different lending and voting risks. Checking the title identifies exactly what encumbrances exist on the property before you commit to the purchase.
Strata and Unit Title Buyer Checklist
Use this checklist when reviewing your title search strata title result:
- Owners Corporation (OC) Reference: The title will state if an owners corporation exists and provide a reference number. You must obtain the OC rules and financial statements to understand maintenance levies, pet restrictions, parking rules, and renovation approvals.
- Restrictive Covenants: Look for any registered covenants. These are binding rules that limit the use of the land, such as prohibiting certain building materials, limiting the height of structures, or requiring specific fence types. Covenants run with the land, meaning you must comply even if they seem outdated.
- Caveats: A caveat on the title means a third party claims an interest in the property. This could be a builder owed money, a former owner, or a lender. Caveats can stall or prevent settlement if not withdrawn before the transfer date.
- Easements: Identify any easements over the lot. Common property easements might give the owners corporation or a utility provider right of way through your courtyard or under your floorboards, restricting where you can build.
- Subdivision Boundaries: Verify the lot boundaries against the Plan of Subdivision. Ensure that car spaces, storage cages, and courtyard areas are actually part of your lot and not common property allocated to you via a licence.
When to Order Additional Documents
A current title search provides the foundation, but it often references other instruments. You must order additional documents to get the full picture of the property:
- Plan of Subdivision: Order this if the title references a plan number. The plan shows the physical lot boundaries, common property designations, parking allocations, and any easement locations drawn to scale.
- Dealings or Instruments: If the title lists a covenant, caveat, or specific easement by a document number, order that dealing. The title itself only notes the encumbrance exists; the separate dealing document contains the exact terms, conditions, and restrictions you must follow.
Document Comparison: What to Check
| Document | What It Reveals | When to Order |
|---|---|---|
| Current Title Search | Owners corp reference, caveats, covenants, easements | Before making an offer or signing contracts |
| Plan of Subdivision | Lot boundaries, common property, parking allocations | When the title shows a referenced plan |
| Dealings / Instruments | Full text of a specific covenant or caveat | When the title lists an encumbrance number you need to evaluate |
Section 32 vs Title Search
The vendor provides a Section 32 statement, which includes details about the property. However, a Section 32 is only as current as the day the vendor's conveyancer prepared it. If a caveat is lodged or an OC changes its rules between preparation and settlement, the Section 32 will not reflect this. Ordering your own title search strata title directly from official property records ensures you see the most recent data. This allows your conveyancer to verify the Section 32 against the actual register during the cooling-off period. A Current Title / State Lease search through TitleFinder is $74.50 AUD.
Frequently Asked Questions
Does a strata title VIC automatically include owners corporation fees?
Yes. If the official property records show an owners corporation exists on the title, you are legally required to pay owners corporation fees. The amount depends on the OC's budget, which covers common property maintenance, building insurance, and administration.
What happens if the Section 32 does not mention a caveat on the title?
If your independent title search reveals a caveat that the Section 32 missed, do not proceed until the caveat is explained and ideally removed. A caveat can prevent the transfer of title to your name at settlement. Your conveyancer must address this with the vendor immediately to avoid delays.
How do I verify a car space belongs to my strata lot?
You must order the Plan of Subdivision referenced on the title. Visually inspecting the car park is not enough. The plan will show whether the car space is part of your lot, a separate lot you have exclusive use of, or common property allocated by the owners corporation.
Always consult your conveyancer or legal representative to interpret specific title findings and contract conditions.
Order the right TitleFinder document
Use this guide as a reference, then order the actual record that answers your question:
- VIC Title Search — $69.90
- VIC Imaged Plan — $85.90
- VIC Instrument — $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.