Understanding Special Levies
How it works
Enter the total special levy amount being raised and the reason for the levy. The calculator divides the total across lot owners based on your share — either using your exact lot entitlement or an equal division if you don't know your entitlement.
Choose whether you'll pay the levy as a lump sum or in quarterly instalments. If you select instalments, adjust the number of quarters to match the payment plan offered by your owners corporation.
Optionally enter your current quarterly strata levy to see how the special levy affects your total quarterly outgoings. The timeline chart and breakdown table show your quarter-by-quarter payment schedule.
When to use this calculator
- You've received a notice of a proposed special levy and want to understand your share
- You're buying a property and the strata report mentions upcoming special levies or planned major works
- You're on the strata committee and need to model per-lot impact for different levy amounts before putting a resolution to the AGM
- You want to understand how a special levy will affect your quarterly cash flow over the payment period
Key concepts
- Special Levy
- A one-off contribution raised by the owners corporation for expenses not covered by the regular administration or capital works fund. Common triggers include building defect remediation, emergency repairs, and compliance upgrades.
- Lot Entitlement (Unit Entitlement)
- A number recorded on the strata plan that determines your proportionate share of common expenses. Higher entitlement means a larger share of any levy. Found on your strata plan or information certificate.
- Capital Works Fund (Sinking Fund)
- The reserve fund maintained by the owners corporation for planned major maintenance and replacements. If this fund is well-funded, special levies for foreseeable repairs may be avoidable.
- 10-Year Capital Works Plan
- Most states require a 10-year plan for major maintenance and capital expenditure. A well-prepared plan with adequate funding helps avoid surprise special levies and ensures the building is properly maintained.
Example: $300,000 Waterproofing Levy in a 40-Lot Building
A 40-lot apartment building in Sydney needs balcony waterproofing repairs costing $300,000. The owners corporation passes a special levy resolution with payment over 8 quarters (2 years).
Your lot: Lot entitlement of 10 out of a total scheme entitlement of 400. Your share is $300,000 × (10 / 400) = $7,500. Paid over 8 quarters, that's $937.50 per quarter.
If your current quarterly strata levy is $1,200, your combined quarterly cost during the payment period is $1,200 + $937.50 = $2,137.50 — a 78% increase for 2 years. After the special levy is paid off, your quarterly cost returns to the regular levy amount.
Special Levy FAQ
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