There are two important considerations here.
- The strata manager is obliged to provide the strata roll to the committee secretary.
- Owners are entitled to see ALL documents relating to their strata scheme – including the strata roll, including contact email addresses and phone numbers if they have been provided.
Now, bad strata managers and committee chairs really don’t want you to see the strata roll because the last thing they want is for owners to be talking freely to each other. In my experience and from multiple reports, Netstrata are notorious in this regard, but they are far from the only miscreants.
But the law is clear on this. Whether or not you are on the committee you are entitled to see the strata roll in all its glory.
Your secretary should have a copy and they may allow you to see or copy it.
The strata manager may have refused to hand over the strata roll to the secretary, in which case they may be in breach of the law under Section181 of the Strata Schemes Management Act 2015 No 50 – NSW Legislation which requires entities in possession of strata documents to hand them over to the owners corporation.
In my own experience – an in others reported to me – Netstrata and other strata managers get owners to agree to “full delegation” and then says that since they are acting as chair, secretary and treasurer, the OC is already in possession of the documents, so the legal requirements to hand over documents under Section 181 have been fulfilled.
If that’s the case, Sections 182 and 183 of the Act allows any owner to visit the strata manager’s office and view or copy all documents (with a few specific exceptions) for a specified fee. This as stated in the law, includes the strata roll. Section 177 of the Act says the strata roll must include:
(a) the name of the holder of the estate in fee simple in the lot (in the case of a freehold strata scheme) or the holder of the leasehold estate in the lot (in the case of a leasehold strata scheme),(b) an address for service of notices,(c) an Australian postal address, and an email address if the holder has one, if not provided as the address for service,(d) the name of the holder’s agent (if any) appointed in accordance with this Act and the agent’s address for service of notices,(e) information provided under a strata interest notice,(f) information provided under a tenancy notice.