New Strata Rules in Canberra: What Landlords and Sellers Need to Know

If you own or manage property within a strata complex in the ACT, understanding the recent changes in ACT strata legislation is essential. In January 2025, there was a change to Section 119 of the Unit Titles (Management) Act 2011. 

As of January 2025, the legislation has expanded to include rental properties, introducing the new Unit Title Rental Certificate. These changes impact landlords, tenants, and owners' corporations alike, adding new responsibilities, compliance requirements, and protections. This guide will walk you through everything you need to know about these certificates — what they include, who needs them, and how they affect the rental market. 

What is Section 119? 

Does your property belong to a strata? Then you need a Section 119 certificate (also known as a Unit Title Certificate). 

Section 119 is a part of the Unit Titles (Management) Act 2011. It outlines the legal requirement for providing a Unit Title Sale Certificate when selling a property that’s part of a strata complex. While many people refer to this document as a “Section 119,” the actual document you need is called a Unit Title Certificate.

So, who needs it? Any property that’s part of a strata scheme, whether it’s an apartment, a townhouse, or a standalone home within a complex. If your property is under a strata title (meaning shared ownership or common property with other units), you’ll need to provide this certificate to complete a sale. 

In 2025, a new legislation was passed that mandated Unit Title Certificates for rental properties in a strata complex as well. It’s an important legislative change for anyone who owns or is managing rental properties. This includes landlords, real estate agents, and property managers. 

What is a Unit Title Rental Certificate? 

A Unit Title Rental Certificate (also known as a Section 119 Rental Certificate) is a document required when advertising and leasing out properties for rent in the ACT. It provides tenants with information about the unit and the owner’s corporation. It became mandatory for new or renewed leases on or after 9 January 2025. 

The owner’s corporation issues the certificate. It is valid for 5 years from the date of issue. It includes the following information: 

• A copy of the owners’ corporation rules
• Safety information for a shared swimming pool 
• Information about the utilities and embedded electricity network (if there is one)
• If the property has ceiling insulation

A complete list of the information needed in the Section 119 rental property certificate is in the Unit Title (Management) Rental Certificate Determination 2025.

Changes to the ACT Strata Legislation 

Recent legislation now requires that landlords obtain a Section 119 Rental Certificate before advertising a rental property belonging to a strata complex. Previously, these certificates were available upon tenant request, but they are now mandatory for all new rentals. A new certificate must also be provided for every new tenant, ensuring that all parties have up-to-date details about the property and the owners’ corporations’ rules. This legislation aims to ensure transparency for prospective and incoming tenants. 

The certificate must be requested from the owners’ corporation, and while the corporation can set the fee, it cannot exceed $342. The certificate is valid for 5 years from the date of issue. If any information included in the certificate changes (for example, a swimming pool was added to the property for common use), the owners’ corporation must issue an updated version free of charge.

What This Means for Tenants 

This legislative change is a part of the ACT Government’s commitment to a Better Deal for Renters. It focuses on increasing protections for tenants through residential tenancy reforms. Prospective tenants will now have more insight into the property they’re considering. 

The Unit Title Rental Certificate includes important details such as ceiling insulation standards, swimming pool rules, and whether the unit is part of any embedded electricity network. It also lets tenants know about utility connections within the complex. With this information upfront, tenants can better understand the living conditions and potential costs associated with the property before signing a lease. In short, the more you know, the better your renting decision.

What This Means for Landlords 

This new legislation aims to increase transparency in the rental market and improve tenant access to critical property information. The certificate must be readily available for prospective tenants upon request and must be provided to tenants at the time of lease signing. This rule only applies to units within strata schemes, such as apartments and townhouses.

For landlords, this means that they are providing tenants with more knowledge about the property (and the costs associated with it). Landlords have to consider the cost and time required to obtain the certificate when planning to lease out a property. Being proactive and working with your owners’ corporation to request the certificate early can help avoid rental delays and ensure compliance.

How Does this Affect your Owners’ Corporation? 

Owners’ corporations now play a key role in helping landlords meet the new rental requirements. When a landlord plans to lease out a unit, they must request a Unit Title Certificate from the owners’ corporation. The corporation must then prepare and issue this certificate, ensuring it includes all required disclosures, such as pool safety, ceiling insulation, and embedded network details. As demand for these certificates increases, it’s important that the owners’ corporation has a clear process in place to process these requests. Timely delivery of these certificates ensures units can be advertised and rented out without delay, and helps maintain legal compliance for all parties.

Key Things to Know for Rental Property Investors 

These changes add another layer of compliance for investors and property managers. Property managers need to budget for the time it takes to receive it from the owners’ corporation. Any delays could impact your listing timeline. Given the added compliance layer, it’s wise to speak to a property manager early. Staying informed and compliant will help protect your investment.

Common Questions About Unit Title Certificates 

Who is affected?

This reform applies to all residential tenants in unit title properties in the ACT. This impacts landlords, real estate agents, and property managers. 

How long does it take to get one?

The standard timeline for the owners’ corporation to issue the Unit Title Rental Certificate is 14 days from the date of request. 

How much does it cost?

The cost of the Unit Title Rental Certificate is set by each owners’ corporation for the properties in their strata complex. However, by law, they cannot charge more than $342 for a certificate. 

Is it valid for a certain period?

Yes, a new Unit Title Rental Certificate is valid for 5 years from the date of issue. However, if there is a change in the property, the owners’ corporation must issue a new one free of charge.

Key Takeaways 

The updates to Section 119 represent a shift toward greater transparency for tenants in the Canberra property market. Whether you're a landlord preparing to lease out your unit, a tenant seeking clarity about your future home, or an investor navigating strata obligations, understanding these new rules is critical. Staying informed and proactive will not only help you avoid delays or penalties but also ensure a compliant property deal.

If you’re looking for an investment property or need help with property management, get in touch with Independent Property Group.

References:

• https://www.act.gov.au/housing-planning-and-property/renting/unit-title-rental-certificate 
• https://www.legislation.act.gov.au/di/2025-74/ 
• https://www.actlawsociety.asn.au/about/publications/hearsay-newsletter/policy-and-law-reform-updates/August-2024-1-1#:~:text=The%20new%20Unit%20Title%20(Management,Resolution%20Accreditation%20Standards%20(AMDRAS)._ 
• https://www.austlii.edu.au/cgi-bin/viewdoc/au/legis/act/consol_act/uta2011243/s119a.html 
• https://www.act.gov.au/law-and-justice/law-reforms/changes-to-residential-tenancy-laws