185-211 Broadway Ultimo
SP 54026 · Registered 8 January 1997 · 613 lots · Sydney · New South Wales checked 10 June 2026
Public record: 9 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.
- 9 tribunal or court matters, the most serious about building defects
- $36,100 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.
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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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9 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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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. 8 January 2004); non-structural ran to 8 January 2004. 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.
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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
Elevated 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 |
|---|---|---|---|
Serious building-defect rectification A decision on this scheme was classified as a building-defect matter. 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. | $8,500 | $29,800 | $100,900 |
Tribunal and legal costs 9 tribunal or court matters on the public record. Indicative per-lot share of tribunal and legal costs in a strata dispute (NCAT). Scaled for: 9 matters. | $700 | $6,300 | $24,900 |
| Total per lot | $9,200 | $36,100 | $125,800 |
Across all 613 lots, an expected program of this kind is on the order of $22,129,300 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
What building defects have been identified, is there a funded rectification plan, and does the builder's warranty still apply?
Because we found a building-defect dispute on record.
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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 keeps this scheme on your dashboard. Monitoring tracks the matter count from 9 today; we'll flag new matters here as they appear.
Building record
Strata plan SP 54026 was registered on 8 January 1997 in the Sydney council area and comprises 613 lots.
It is located at 185-211 Broadway Ultimo.
Parcel geometry for the scheme is held on file.
Litigation
- Max Build Pty Ltd v The Owners – Strata Plan No 54026 (No 3) [2025] NSWSC 1531
Costs and procedure NSWSC 12 December 2025
CIVIL PROCEDURE – Pleadings – Particulars – Order sought for further particulars – Whether further particulars required – Where defendant has already filed List Response – Where matters were clarified by counsel during hearing of motion – Order for limited further particulars made
- Max Build Pty Ltd v The Owners – Strata Plan No 54026 (No 2) [2025] NSWSC 680
Building defects NSWSC 27 June 2025
PROCEDURE — advance ruling under s 192A Evidence Act — whether defect reports prepared by quantity surveyor are business records — whether prepared for purpose of proceedings — s 69(3)(a), Evidence Act 1995 (NSW) — whether opinions expressed in business record admissible — limitation made under s 136 Evidence Act (NSW).
- Max Build Pty Ltd v The Owners – Strata Plan No 54026 [2025] NSWSC 533
Building defects NSWSC 23 May 2025
PROCEDURE — advance ruling under s 192A Evidence Act — claim by builder for unpaid amounts – cross-claim by owner for building defects — where owner’s expert relies on identification of defects by another, neither having expertise to identify defects — where owner’s quantity surveyor then relies on that evidence — advance rulings made.
- The Owners-Strata Plan No. 54026 v Kastri Aev Pty Ltd [2024] NSWCATAP 161
Other NSWCATAP 19 August 2024
REAL PROPERTY – STRATA MANAGEMENT – effect of Strata Schemes Management Act 2015 (NSW) s 104
- Owners SP 54026 v Kastri Aev Pty Ltd [2024] NSWCATAP 119
Repairs and common property NSWCATAP 25 June 2024
REAL PROPERTY – STRATA MANAGEMENT – strict duty of owners corporation to maintain and repair common property – lost rent claim arising from alleged breach of duty – limitation period in Strata Management Act 2015 (NSW) s 106(5) with (6) – nature of loss - extension of time under Civil and Administrative Tribunal Act 2013 (NSW) s 41
- The Owners – Strata Plan No. 54026 v Evans [2022] NSWCATCD 73
Costs and procedure NSWCATCD 2 May 2022
COSTS - Whether special circumstances warranting costs order - Conduct of both parties considered - Costs not proportionate
- The Owners – Strata Plan No 54026 v UniLodge Australia Pty Ltd (No 2) [2020] NSWCATAP 80
Costs and procedure NSWCATAP 8 May 2020
COSTS – dismissal of application for leave to appeal an interlocutory decision – s 60(2) of the Civil and Administrative Tribunal Act 2013 – whether special circumstances are established
- The Owners – Strata Plan No. 54026 v UniLodge Australia Pty Ltd [2019] NSWCATAP 289
Costs and procedure NSWCATAP 29 November 2019
PRACTICE AND PROCEDURE – transfer of proceedings from the Civil and Administrative Tribunal to the Supreme Court of New South Wales – interlocutory decision – leave to appeal refused
- The Owners - Strata Plan No 54026 v Phillipa Ternes [2019] NSWSC 1579
Costs and procedure NSWSC 12 November 2019
Practice and procedure — Proceedings — Transfer of proceedings — Forum – application for summary dismissal or stay of proceedings – application for disclosure of details recorded on strata roll per Strata Schemes Management Act 2015 (NSW), ss 187, 188 and 232 – whether appropriate proceedings be transferred to NCAT – jurisdiction of Tribunal. LAND LAW — Strata title — Owners corporation —Strata roll – application for production from building manager of contact details of owners recorded on strat
Companies named in these matters
Builders, developers, and contractors named opposite this scheme. A company appearing across many schemes is a pattern worth a closer look before you buy.
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.
Decisions, in detail
Read from each decision's own text: the parties and their roles, who presided, how it ended, and the money in play. Every row links to the source.
- Max Build Pty Ltd v The Owners – Strata Plan No 54026 (No 3) [2025] NSWSC 1531 Costs and procedure · Mixed Peden J
The Owners Corporation's motion for further particulars and document discovery was largely dismissed; limited further particulars were ordered from Max Build on specific issues, and the Owners Corporation was ordered to pay TOP's costs of the motion forthwith.
- Max Build Pty Ltd (builder)
- The Owners – Strata Plan No 54026 (owners corp)
- TOP Consulting Group (NSW) Pty Ltd (consultant)
- Max Build Pty Ltd v The Owners – Strata Plan No 54026 (No 2) [2025] NSWSC 680 Costs and procedure · Applicant successful Rees J
The court ruled that the defect inspection reports are admissible as business records under s 69 of the Evidence Act, with certain portions limited to use only as evidence that statements were made, not as to their truth, and ordered the defendant to pay the plaintiff's costs of the motion.
- Max Build Pty Ltd (builder)
- The Owners – Strata Plan No 54026 (owners corp)
- TOP Consulting Group (NSW) Pty Ltd (consultant)
- Max Build Pty Ltd v The Owners – Strata Plan No 54026 [2025] NSWSC 533 Building defects · Orders made Rees J
The court ruled that expert reports by Timothy Haynes and portions of David Madden's report are inadmissible because the experts lacked qualifications to identify building defects and relied on unqualified observations.
- Max Build Pty Ltd (builder)
- The Owners – Strata Plan No 54026 (owners corp)
- TOP Consulting Group (NSW) Pty Ltd (consultant)
- The Owners-Strata Plan No. 54026 v Kastri Aev Pty Ltd [2024] NSWCATAP 161 Costs and procedure · Respondent successful G Burton SC, Senior Member C Mulvey
The appeal panel found the respondent lot owner was successful in the appeal proceedings, made no order as to costs of the appeal, and noted the effect of section 104 of the Strata Schemes Management Act 2015 (NSW) in favour of the respondent.
- The Owners-Strata Plan No. SP54026 (owners corp)
- Kastri Aev Pty Ltd (lot owner)
Compared to Ultimo
In Ultimo, 8% of 50 strata schemes carry a tribunal matter on the public record. This scheme's 9 matters are well above the local average of 5 per litigated scheme.
The Ultimo 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 | 9 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.