Your Schedule of Unit Entitlement, assessed on market value and certified by a Qualified Valuer — prepared to Land Registry Services requirements so your plan can be lodged and titles issued without delay.
Every strata or community plan lodged for registration in NSW needs a Schedule of Unit Entitlement, which sets out each lot’s share of the scheme. The Strata Schemes Development Act 2015 requires those unit entitlements to be determined on a market value basis by a Qualified Valuer, who certifies the schedule with a Valuer’s Certificate.
What a certified schedule sets out
| Lot | Basis | Unit entitlement |
|---|---|---|
| Lot 1 | Market value | 24 |
| Lot 2 | Market value | 26 |
| Lot 3 | Market value | 22 |
| Lot 4 | Market value | 28 |
| Aggregate | 100 | |
Illustrative example only.
From a brand-new strata plan to a later subdivision or a dispute over existing entitlements, we prepare the certificate or report you need.
A market-value Schedule of Unit Entitlement with a signed Valuer’s Certificate, ready for registration.
How it worksThe right certificate for your subdivision, whether it affects common property, a development lot or neither.
How it worksA two-stage review and Expert Report for NCAT when existing unit entitlements are unreasonable.
How it worksA clear path that keeps your surveyor, certifier and lodgement timetable on track.
Share the draft plan from your surveyor and the details of the development, including any development lot.
We assess each lot on a market value basis using the method that suits your type of plan.
You receive the Schedule of Unit Entitlement and the signed Valuer’s Certificate.
Everything is prepared to Land Registry Services requirements, ready for lodgement.
The rules for unit entitlements changed significantly in 2016. Getting them wrong can mean a rejected certificate, delayed lodgement or a later challenge at the Tribunal.
Because the old “Registered Valuer” title no longer exists, it is worth confirming that anyone offering to certify your schedule actually holds a qualifying membership.
Read our warningThe Valuers Act 2003 was repealed, so there is no longer any such thing as a Registered Valuer in NSW. The strata legislation (and the Land Acquisition (Just Terms Compensation) Act 1991) instead relies on the term “Qualified Valuer”, defined by membership class of three professional bodies.
The Strata Schemes Development Act 2015, Strata Schemes Management Act 2015 and their 2016 Regulations began. Developers and their consultants can no longer write their own unit entitlements: a Qualified Valuer must determine them on market value, and section 236 allows unreasonable entitlements to be re-allocated by the Tribunal.
We have specialised in strata and community title since 1984 and have carried out the unit entitlement assessments for some of the largest strata and community schemes in NSW. Our clients range from the state’s largest developers to smaller strata developers.
A few words about usCommon questions from developers, surveyors and owners about certifying unit entitlements.
Only a Qualified Valuer as defined in the NSW strata legislation. That means an Associate, Fellow or Life Fellow of the Australian Property Institute (not a Student or Provisional member), a Fellow or Life Fellow of the Australian Valuers Institute, or a Chartered Valuer member of the Royal Institution of Chartered Surveyors.
It sets out each lot’s share of the strata or community scheme. Because unit entitlement affects how the running costs of the scheme are shared between owners, it has to be assessed fairly on a market value basis by a Qualified Valuer, rather than chosen by the developer.
Yes. When an existing strata scheme is further subdivided, the unit entitlements must be valued again. The correct approach depends on whether the subdivision includes common property, involves a development lot, or affects neither, so the certificate must match the type of subdivision.
In some cases. Under section 236 of the Strata Schemes Management Act 2015, an owner, the owners corporation and certain public authorities can apply to the NSW Civil and Administrative Tribunal (NCAT) to re-allocate unit entitlements that are unreasonable. The application needs an Expert Report from an experienced strata valuer.
Usually the draft plan from your surveyor and details of the development, including any development lots or common property. Call 0418 259 750 or email wal@uevals.com.au and we will confirm exactly what is required.
Talk to a Qualified Valuer about your Valuer’s Certificate and Schedule of Unit Entitlement today.