8-12 Smith Street Wollongong

SP 31731 · Registered 7 January 1987 · 35 lots · Wollongong · New South Wales checked 10 June 2026

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Public record: 2 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.

2 tribunal or court matters, the most serious about repairs and common property
$36,200 indicative cost exposure per lot, elevated 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.

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.
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.

2 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.
Water-ingress dispute on record

At least one matter touches water, ingress, or waterproofing, the single most common driver of strata special levies. Confirm whether it has been fully rectified.
Building-defect dispute on record

A matter touches building defects or rectification work. Ask whether the work is funded and whether the builder's warranty still applies.

Statutory warranty: structural cover likely expired (est. 7 January 1994); non-structural ran to 7 January 1994. 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.
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

Elevated exposure

An 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.

Good case $9,300 per lot

Expected $36,200 per lot

Worst case $125,400 per lot

Your lot's share versus an average lot 1.0×

Special levies are apportioned by unit entitlement. Set this from your contract; 1.0× is an average lot.

Exposure drivers, indicative per-lot ranges
Driver	Good	Expected	Worst
Serious building-defect rectification A building-defect dispute appears in this scheme's record. Indicative per-lot serious-defect rectification levies (NSW Serious Defects in Residential Apartments research report, 2021; strata special-levy reporting). Scaled for: 1 matter; older scheme.	$8,800	$32,500	$112,400
Tribunal and legal costs 2 tribunal or court matters on the public record. Indicative per-lot share of tribunal and legal costs in a strata dispute (NCAT). Scaled for: 2 matters.	$500	$3,700	$13,000
Total per lot	$9,300	$36,200	$125,400

Across all 35 lots, an expected program of this kind is on the order of $1,267,000 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
Has the water-ingress issue that went to the tribunal been fully rectified, and who paid for it?

Because we found a water/waterproofing dispute on record.
2
What is the capital works (sinking) fund balance, its adequacy ratio, and the 10-year plan?
3
Are any special levies raised, proposed, or scoped-but-not-yet-levied?
4
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 scheme Add to list Monitor

Save keeps this scheme on your dashboard. Monitoring tracks the matter count from 2 today; we'll flag new matters here as they appear.

Building record

Strata plan SP 31731 was registered on 7 January 1987 in the Wollongong council area and comprises 35 lots.

It is located at 8-12 Smith Street Wollongong.

Parcel geometry for the scheme is held on file.

nothing found matters order

View on the full map →

Litigation

Symes v The Proprietors Strata Plan No 31731 [2003] NSWCA 7
Building defects NSWCA 7 February 2003

Equity - appeal - strata plan - body corporate - dividing wall - water penetration - responsibility for rectification - common property - Strata Titles Board - finding of fact - whether trial judge can decide a question that did not appear in the stated case - no evidence - Coulton v Holcombe - notice of contention - case stated technique
Symes v SP 31731 [2001] NSWSC 527
Repairs and common property NSWSC 27 June 2001

REAL PROPERTY - Strata and related titles - Body corporate's duty to keep common property in good and serviceable repair - Whether wall entirely within lot is common property - Whether wall on boundary between lots is common property - Whether floor tiles entirely within lot are common property - PRACTICE AND PROCEDURE - Appeal by way of stated case - Question of law arising on stated case - Whether particular items are common property is question of law - Whether there was evidence of fact foun

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 Wollongong

In Wollongong, 0% of 657 strata schemes carry a tribunal matter on the public record. This scheme's 2 matters are well above the local average of 1.3 per litigated scheme.

The Wollongong dispute landscape →

Evidence ledger

Registry-backed record: matched to a scheme on the register by its plan number.

Evidence ledger: what was checked, what it found, how strong the match, and when it was last checked.
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	2 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.