7 Kenneth Street Tamarama
SP 11478 Tamarama Waverley New South Wales
Verdict
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.
Cost exposure
Indicative, itemised estimate of what one average 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.
Severe- $91,000
Combustible cladding rectification
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.
- $6,300
Tribunal and legal costs
Indicative per-lot share of tribunal and legal costs in a strata dispute (NCAT). Scaled for: 7 matters.
Litigation · 7 matters
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, from NSW Caselaw (NCAT and the courts). The quoted line beneath each is the decision's own catchwords; the topic tag is our grouping of those words. Whether a matter helped or hurt the scheme is not assessed here.
Statutory-warranty outlook
- Structural cover
- Likely expired · est. expiry 29 November 1983
- Non-structural cover
- Ran to 29 November 1983
A single 7-year warranty period applies because the scheme was registered before the 1 February 2012 reform. Estimated from the registration date, not the completion date or building contract, so treat the dates as indicative.
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.