7 Kenneth Street Tamarama
SP 11478 · Registered 29 November 1976 · 6 lots · Waverley · New South Wales checked 10 June 2026
Public record: 7 tribunal matters, no building-work orders. A reasonable pre-screen, but not the full picture, the financials and minutes that decide the purchase are in the report, not the registers. Read it, and obtain a section 184 strata search, before you bid.
- 7 tribunal or court matters, the most serious about by-laws
- $97,300 indicative cost exposure per lot, severe band
The public record is a pre-screen, not the strata report. Read on for the detail, then obtain a section 184 strata search before you bid.
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Public record checked
Litigation, building-work orders, and governance for this scheme, the page you are on.
- Read the strata report →
Paste the section 184 strata search or AGM minutes to see the fund balance and red flags the public registers can't. Obtain a section 184 strata search if you do not have it yet.
- Questions to ask
The specific questions this scheme's record raises, ready for the strata manager or your conveyancer.
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Decide
Take the public record and the report findings to your conveyancer before you bid.
Risk read
What the public record shows for this scheme, read for a buyer. This is not the strata report, and a quiet record is not a guarantee: obtain a section 184 strata search before you bid.
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Fire or cladding matter on record
A matter touches fire safety or cladding. Combustible cladding rectification is among the largest special-levy risks for apartment owners.
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7 litigation matters on record
Tribunal and court decisions naming this scheme as a party. A litigious building is more likely to be carrying unresolved disputes, defects, or levy fights.
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No recent annual reporting on the Strata Hub
We could not find a current annual return for this scheme on the NSW Strata Hub. That may just be a gap in the public data, but a non-reporting scheme can also signal a disengaged committee, ask for the last two AGM minutes.
Cost exposure
Severe exposureAn indicative, itemised estimate of what one lot here could face, built only from this scheme's public-record signals. Indicative ranges, not this building's actual figures, and not financial advice.
Special levies are apportioned by unit entitlement. Set this from your contract; 1.0× is an average lot.
| Driver | Good | Expected | Worst |
|---|---|---|---|
Combustible cladding rectification A fire or cladding matter appears in this scheme's record. Indicative per-lot cladding special levies of $15k to $220k (StrataClear 2026; ABC News 2025). Program context: NSW Project Remediate. Scaled for: 1 matter; older scheme. | $16,600 | $91,000 | $309,100 |
Tribunal and legal costs 7 tribunal or court matters on the public record. Indicative per-lot share of tribunal and legal costs in a strata dispute (NCAT). Scaled for: 7 matters. | $700 | $6,300 | $24,900 |
| Total per lot | $17,300 | $97,300 | $334,000 |
Across all 6 lots, an expected program of this kind is on the order of $583,800 building-wide, before any government contribution.
Estimate only. Figures are indicative ranges from public remediation programs and reporting, apportioned to one lot; they are not this building's costed works and not financial advice. Obtain the capital works fund balance, any special levy resolved or proposed, and a strata records search before you transact.
Questions to ask before you bid
- 1
Is there combustible cladding or a fire-safety order, and is a rectification levy planned?
Because we found a fire or cladding matter on record.
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What was the levy or contributions dispute about, and are any unfunded works coming?
Because we found a levy/contributions matter on record.
- 3
What by-laws apply to pets, parking, short-stay letting, and renovations, and have any been disputed?
Because we found a by-law matter on record.
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What is the capital works (sinking) fund balance, its adequacy ratio, and the 10-year plan?
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Are any special levies raised, proposed, or scoped-but-not-yet-levied?
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Can I see the last two years of AGM minutes, including any motions that were defeated?
Ask about this building
Ask a plain-English question and we'll answer from our record: litigation, building-work orders, water and defect matters, the managing agent, and more.
Save keeps this scheme on your dashboard. Monitoring tracks the matter count from 7 today; we'll flag new matters here as they appear.
Building record
Strata plan SP 11478 was registered on 29 November 1976 in the Waverley council area and comprises 6 lots.
It is located at 7 Kenneth Street Tamarama.
Parcel geometry for the scheme is held on file.
Litigation
- James v The Owners – Strata Plan No 11478 [2017] NSWCA 166
Costs and procedure NSWCA 10 July 2017
APPEAL – leave to appeal – litigant in person – allegations of negligence, oppression and fraud on minority concerning conduct and management of strata scheme by Owners Corporation rejected on bases including failure to prove loss/detriment– where applicant sought to refer to expert evidence not used at trial – no evidence why not available at trial – whether leave to appeal should be granted PRACTICE AND PROCEDURE – procedural fairness – where primary judge refused numerous adjournment applicat
- James v The Owners – Strata Plan No 11478 (No 2) [2016] NSWSC 1701
Costs and procedure NSWSC 1 December 2016
COSTS – offers of compromise – “walk away” offer made by defendants – offer not accepted by plaintiff – defendants obtain order no less favourable than terms of offer – whether offer triggers prima facie entitlement to indemnity costs – Uniform Civil Procedure Rules 2005 (NSW) r 42.15A
- James v The Owners – Strata Plan No 11478; The Owners – Strata Plan No 11478 v James [2016] NSWSC 1558
Management and meetings NSWSC 3 November 2016
REAL PROPERTY – strata title – management and control – strata managing agent appointed to exercise all the functions of an owners corporation – whether strata managing agent owed duty of care to individual lot owners to exercise reasonable care so as to prevent economic or financial loss – whether strata managing agent negligent in carrying on functions of Owners Corporation – whether alleged negligence caused loss to plaintiff REAL PROPERTY – strata title – management and control – oppression
- Jennifer Elizabeth James v The Owners Strata Plan 11478 [2014] NSWSC 337
By-laws NSWSC 14 March 2014
REMEDIES - injunction - interlocutory injunction - serious question to be tried - balance of convenience - injunction granted upon conditions REAL PROPERTY - strata schemes - alleged invalidity of resolutions to amend by-laws
- Jennifer Elizabeth James v The Owners Strata Plan No. SP 11478 (No 4) [2012] NSWSC 590
By-laws NSWSC 4 June 2012
STRATA SCHEMES - whether by-laws validly made by strata managing agent appointed under s 162 of the Strata Schemes Management Act 1996 - limits on power of agent appointed under s 162 - whether agent can make by-laws concerning construction and exclusive use - whether special resolution of general meeting of owners corporation required
- Jennifer Elizabeth James v The Owners Strata Plan No. SP 11478 (No 2) [2012] NSWSC 66
Management and meetings NSWSC 16 February 2012
PRACTICE AND PROCEDURE - Variation of interlocutory orders - Error in original order - Court's power to vary. REAL PROPERTY - Strata title - Power of agent appointed under s 162 of Strata Schemes Management Act 1996 to make certain resolutions without consent of individual lot owner
- Jennifer Elizabeth James v The Owners Strata Plan No. SP 11478 [2011] NSWSC 1641
Repairs and common property NSWSC 23 December 2011
EQUITY - application for interlocutory injunction - a lot owner in a strata scheme seeks to restrain the owners corporation from entering into a building contract - the proposed building contract has a component of fire safety works designed to achieve compliance with the local Council's notices under Environmental Planning and Assessment Act 1979 s121B and s121H - another component of the work is arguably to improve or enhance common property - whether the execution of any part of the proposed
Decisions naming this scheme as a party, from NSW Caselaw (NCAT and the courts). The line beneath each matter is the decision's own catchwords, quoted; the topic tag is our grouping of those words and reads "Other" when they do not clearly fit, so you can always check it against the source. Every matter links to the full decision. Whether a matter helped or hurt the scheme is not assessed here.
Compared to Tamarama
In Tamarama, 4% of 67 strata schemes carry a tribunal matter on the public record. This scheme's 7 matters are well above the local average of 3.3 per litigated scheme.
The Tamarama dispute landscape →Evidence ledger
Registry-backed record: matched to a scheme on the register by its plan number.
| Checked | Found | Match | Last checked |
|---|---|---|---|
| Registry and parcel | NSW Strata Hub, with geometry | Direct | Awaiting first run |
| Governance: AGM, managing agent, annual reporting | Not yet checked | Not matched | Not harvested here yet |
| Litigation: NCAT and courts | 7 matters | Direct | 28 June 2026 |
| Levies and financials | Not yet checked | Not matched | Not in the public record |
| Defects and building-work orders | Checked, none found | Direct | 28 June 2026 |
| Fund balances, current levies, minutes, defects not yet litigated | Not on the public record | Not matched | Never in the public record |
What was checked, what it found, how strong the match, and when each source last ran. A source that has not run here yet reads as not checked, never as checked and clear. The unknowns the public registers structurally cannot show stay named, so silence above is never read as a clean bill.
Deep report · coming soon
On top of the public record above, the deep report will add the scheme's minutes, financials, capital-works fund, and a defect inspection. We're building it. Leave your email and we'll tell you when it's ready.