Sydney Strata Garden Maintenance: The Complete Guide to Responsibilities & Compliance

The Importance of Strata Gardens in Sydney

Maintaining the shared green spaces of a strata-titled property can easily fall to the bottom of the priority list when budgets are tight. Yet, a thriving, well-kept garden is often the very first indicator of a well-managed scheme.

In New South Wales, the legal lines are clear. The owners corporation is strictly responsible for maintaining all common property—which the Strata Schemes Development Act 2015 defines as everything outside the individual lot boundaries. Essentially, lot owners own the airspace within their unit; the rest is shared.

This means communal gardens are not private plots. Standard by-laws prohibit individual owners from modifying shared lawns, pruning common trees, or treating the space as their own without formal approval and verified contractor insurance.

What is a strata garden?

A strata garden is any lawn, garden bed, tree or courtyard that forms part of the common property of a strata scheme. These areas may be ground‑level courtyards, rooftop terraces or landscaped entryways. In older schemes some courtyards or balconies may be part of the lot, but the vertical boundaries of these spaces are defined on the registered strata plan. If the space is within the lot’s boundary, the lot owner is responsible for elements like timber decking, pavers and awnings; a tree growing within a courtyard belongs to the owner, who must prune, remove or manage any damage caused by the tree. Trees outside the lot boundaries are the owners corporation’s responsibility.

Why do strata gardens matter?

• Property value and first impressions: A tidy and thriving garden improves the perceived value of a property; prospective tenants and buyers often judge the overall condition of a building by its exterior. In NSW’s competitive property market, attractive gardens can command higher rents or sale prices.
• Tenant satisfaction and community wellbeing: Communal gardens provide residents with a place to relax, socialise and connect with nature. People living in strata schemes expect shared spaces to be safe, clean and welcoming.
• Risk management and duty of care: Overgrown hedges can block paths or CCTV, while poor drainage or neglected trees can cause trip hazards or structural damage. Proactive garden maintenance helps the owners corporation meet its duty of care obligations.
• Cost savings over time: Regular attention prevents issues such as overgrowth, pest infestation and irrigation problems that can be expensive to remedy later.

Who is responsible for what?

Understanding the split between common property and lot property is essential to avoid disputes:

• Common property (owners corporation): If a garden bed, tree, lawn or courtyard is shown outside the lot boundaries on the strata plan, it is common property. The owners corporation must maintain these areas. Any work on the common garden must be approved at a general meeting, and all owners contribute to the cost in proportion to their unit entitlements.
• Lot property (individual owner): If the courtyard or balcony is within the lot boundaries, the owner maintains and repairs items like timber decking, pavers and awnings. A tree growing within a private courtyard is the owner’s responsibility even if branches extend beyond the boundary.
• Exclusive use and by‑laws: A scheme may grant a lot owner exclusive use of part of the common garden. In that case, the by‑law will specify who must maintain the area and any conditions. Owners who damage or remove plants from common gardens without approval breach standard by‑laws.

Essential strata garden maintenance tasks

High‑quality strata garden care should be tailored to the site, climate and budget. The following tasks are typically part of a professional maintenance program:

• Scheduled lawn care and turf management: Regular mowing, edging and fertilising keep lawns healthy and safe. Seasonal aeration and weed control are necessary, especially in high‑traffic common areas.
• Hedging, pruning and tree maintenance: Formal hedging, safety pruning along pathways, palm frond removal and selective tree maintenance prevent blocked sightlines and trip hazards. Pruning also encourages new growth and mitigates storm damage.
• Weed control and garden bed maintenance: Mulching suppresses weeds, retains moisture and improves soil health. Eco‑friendly weed control prevents invasive species without harming desirable plants.
• Irrigation monitoring and watering: Efficient irrigation systems ensure even water distribution. Checking for leaks or misaligned sprinklers reduces wastage and protects plants during NSW’s dry summers.
• Green waste removal and site clean‑up: Removing green waste, blowing down paths and clearing drains keep common areas tidy and minimise fire risks.
• Soft landscaping and plant replacement: Rejuvenating tired gardens with hardy, low‑maintenance and often native plants ensures year‑round performance.

Sustainable practices for modern strata gardens

Strata gardens can embrace sustainability without sacrificing appearance. Consider these strategies:

• Native and drought‑tolerant species: Native Australian plants, such as banksias, grevilleas and lomandras, are adapted to Sydney’s climate and often require less water and fertiliser. Planting native species also supports local biodiversity.
• Composting and mulching: On‑site composting of green waste can reduce disposal costs and provide nutrient‑rich mulch. Organic mulches moderate soil temperature and conserve water.
• Smart irrigation: Installing automated, weather‑adjusted irrigation systems optimises water use. Sensors can detect soil moisture and adjust watering schedules, reducing over‑watering.
• Chemical‑free pest control: Integrated pest management (IPM) focuses on monitoring and biological control before resorting to chemicals. Encouraging beneficial insects and using targeted treatments protect both plants and residents.

Choosing a strata garden maintenance provider

Selecting the right contractor can make or break your garden. Garden Managers, a Sydney‑based company specialising in strata garden maintenance, emphasises compliance, reliability and proactive reporting. Their services include fortnightly or scheduled lawn care, hedging and pruning, weed control, irrigation maintenance, soft landscaping and green waste removal. The firm offers fully insured services, proactive reporting of hazards, reliable schedules and quiet, resident‑friendly equipment.

When comparing providers, look for:

• Insurance and compliance: Check that the contractor holds public liability and workers’ compensation insurance and adheres to Workplace Health & Safety standards.
• Regular, tailored maintenance plans: The schedule should suit your property’s needs and budget.
• Reporting and communication: A good contractor will identify issues such as drainage problems or pest activity before they become expensive.
• Experience with strata management: Providers familiar with strata approval processes, invoicing requirements and committee reporting will make a strata manager’s role easier.

Dealing with disputes and by‑law breaches

Disagreements over common gardens are common. The key is to refer to your scheme’s by‑laws and the Strata Schemes Management Act. Standard by‑laws state that owners or occupiers must not damage common lawns, gardens or trees or use common property as their own garden without written approval. If a garden is common property, the owners corporation must approve any works and can enforce compliance through mediation or the NSW Civil and Administrative Tribunal.

Owners who remove plants they previously planted in a common garden have no right to do so; those plants become part of the common property. Committees should also require anyone undertaking work on common property to provide evidence of insurance and seek appropriate approvals.

External resources

The table below summarises authoritative resources for further reading about strata gardens, responsibilities and maintenance. Each link opens in a new tab.

Strata gardens are more than just greenery; they reflect the community’s values, affect the property’s financial performance and contribute to residents’ well‑being. By understanding legal responsibilities, investing in regular maintenance and embracing sustainable practices, owners corporations can ensure their gardens remain assets rather than liabilities.