46-50 Dening Street The Entrance
SP 64970 · Registered 20 March 2001 · 32 lots · Central Coast · New South Wales checked 10 June 2026
Public record: 10 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.
- 10 tribunal or court matters, the most serious about levies and contributions
- $34,700 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.
-
10 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. 20 March 2008); non-structural ran to 20 March 2008. 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 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 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. | $8,400 | $28,400 | $94,800 |
Tribunal and legal costs 10 tribunal or court matters on the public record. Indicative per-lot share of tribunal and legal costs in a strata dispute (NCAT). Scaled for: 10 matters. | $700 | $6,300 | $24,900 |
| Total per lot | $9,100 | $34,700 | $119,700 |
Across all 32 lots, an expected program of this kind is on the order of $1,110,400 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 was the levy or contributions dispute about, and are any unfunded works coming?
Because we found a levy/contributions matter on record.
- 3
What is the capital works (sinking) fund balance, its adequacy ratio, and the 10-year plan?
- 4
Are any special levies raised, proposed, or scoped-but-not-yet-levied?
- 5
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 10 today; we'll flag new matters here as they appear.
Building record
Strata plan SP 64970 was registered on 20 March 2001 in the Central Coast council area and comprises 32 lots.
It is located at 46-50 Dening Street The Entrance.
Parcel geometry for the scheme is held on file.
Litigation
- Brent Stuart Madden v The Owners - Strata Plan No.64970 [2013] NSWSC 469
Levies and contributions NSWSC 1 May 2013
STRATA TITLES - appeal from Local Court question of law Local Court Act 2007 s 39 - proceedings by owners corporation in the Local Court against strata member for unpaid strata levies and recovery costs - whether owners corporation had complied with Strata Titles Management Act 1996 s 80D(1) by having a general meeting approve the taking of that legal action - whether the taking of that legal action is exempted from the operation of Strata Titles Management Act s 80D under Strata Titles Manageme
- Cyril Smith & Associates Pty Ltd v The Owners-Strata Plan No 64970 (No 2) [2011] NSWCA 245
Costs and procedure NSWCA 23 August 2011
COSTS - of appeal - exception to the general rule that costs follow the event - omission to address the orders adequately COSTS - of trial - orders to provide separately for costs of claim and cross-claims PROCEDURE - civil - judgments and orders - appeal from orders entered on Court's computerized record system - how orders to be entered - orders on system to be self-contained
- Cyril Smith & Associates Pty Ltd v The Owners-Strata Plan No 64970 [2011] NSWCA 181
Building defects NSWCA 6 July 2011
LIMITATION OF ACTIONS - claim in tort - time of accrual of cause of action - when link between the physical manifestation and the underlying defect is known or ought to be known - what relevant knowledge is as to actual physical defect in the structure, not legal responsibility for the cause of the defect. TORTS - joint or several tort-feasors - contribution - other tort-feasor sued unsuccessfully not liable for contribution - Law Reform (Miscellaneous Provisions) Act 1946 (NSW), ss 5(1)(c) and
- The Owners Strata Plan No. 64970 v Austruc Constructions Limited & Anor (No. 5) [2010] NSWSC 568
Other NSWSC 31 May 2010
ORDERS - final orders in lengthy reference process - whether
- The Owners Strata Plan No. 64970 v Austruc Constructions Limited & Anor (No. 4) [2010] NSWSC 212
Levies and contributions NSWSC 23 April 2010
CONTRIBUTION - whether a dismissal of main proceedings against a joint tortfeasor on a procedural basis precludes a claim for contribution by another joint tortfeasor - STATUTORY INTERPRETATION - whether the imposition of the statutory obligation on an owners corporation under s 62 of the Strata Schemes Management Act 1996 amounts to "damage" - REFEREES - adoption of report
- The Owners Strata Plan No. 64970 v Austruc Constructions Limited & Anor (No 3) [2010] NSWSC 60
Other NSWSC 18 February 2010
REFEREES/REFERENCES - Whether the Referee's explanation impacts on findings previously made in
- EKO Investments Pty Limited v Austruc Constructions Limited & Ors; The Owners Strata Plan No. 64970 v Austruc Constructions Limited & Ors (Costs) [2009] NSWSC 371
Costs and procedure NSWSC 12 May 2009
[COSTS] - Concurrent proceedings - complex multi-issue, multi-party case - nominal damages - costs of first set of proceedings as finalised
- Eko Investments Pty Limited v Austruc Constructions Limited & Ors; The Owners Strata Plan No. 64970 v Austruc Constructions Limited & Ors (No. 2) [2009] NSWSC 329
Other NSWSC 30 April 2009
[REFEREES/REFERENCES] - Whether explanation from referee required in respect of matters omitted from report - Whether matter should be remitted to referee for further consideration and report - Whether matter should be remitted to provide a party an opportunity to be heard - Nature of discretion to require explanation and/or remit matter to referee
- Eko Investments Pty Limited v Austruc Constructions Limited & Ors; The Owners Strata Plan No 64970 v Austruc Constructions Limited & Ors [2009] NSWSC 208
Other NSWSC 31 March 2009
[REFEREES] - Development of practice of referring the whole of proceedings to retired judicial officers - [REFEREES' REPORTS] - Principles applicable to review of referees' reports in which errors of law are alleged - challenge to conclusions reached upon arhcitects responsibility in respect of building which leaked - whether report should be adopted - [PROCEDURAL FAIRNESS] - whether referee should have provided opportunity to affected party to make submissions in relation to approach taken by r
- Owners Corporation Strata Plan 64970 v Austruc Constructions Limited [2007] NSWSC 778
Costs and procedure NSWSC 13 July 2007
Practice and procedure - Security for costs - Delay - Overlapping of two sets of proceedings
Companies named in these matters
- Cyril Smith & Associates Pty Ltd
- Austruc Constructions Limited & Anor
- EKO Investments Pty Limited
- Eko Investments Pty Limited
- Austruc Constructions Limited
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.
Compared to The Entrance
In The Entrance, 2% of 202 strata schemes carry a tribunal matter on the public record. This scheme's 10 matters are well above the local average of 3.2 per litigated scheme.
The The Entrance 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 | 10 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.