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PICA Services Pty Ltd

Licence 10116358 5,914 schemes 89,054 lots 553 suburbs

PICA Services Pty Ltd is the largest strata manager in NSW by number of schemes, managing 5,914 schemes with 89,054 total lots. Its average scheme size of 15 lots is below the state-wide average of 20, indicating a lean towards smaller developments. It has a broad geographic spread across 553 suburbs, with Dee Why as its largest market (5%). AGM compliance stands at 90%, above the average of 70% across all managers. Its schemes have been involved in 27 tribunal and court decisions since 2021 (20 at NCAT, 2 in the Supreme Court, 2 in the Court of Appeal) — though the absolute count is among the highest in NSW, the rate of 0.5 cases per 100 schemes is well below the average of 3.4, reflecting the size of the portfolio rather than unusual litigation exposure. Of these, 18 resulted in orders being made and 9 were dismissed. A compulsory strata manager has been appointed in one case.

PICA Services Pty Ltd is part of the PICA Group, which collectively manages 7,269 schemes (128,673 lots) across 17 entities in NSW. See also: BCS Strata Management Pty Ltd, Dynamic Property Services Pty Ltd, Mason & Brophy Strata Management Pty. Limited, Robinson Strata Management Pty Ltd, LB Lanolin Pty Ltd, Sydney Unit Management Pty Ltd, Seyval Enterprises Pty Ltd, The 4JGG Pty Ltd, KPR Managements Pty Ltd, Glen & Joanne Mobbs Pty Ltd, Reif Group Pty Ltd, Vamana Management Pty Ltd, Green Planet Homes Pty Ltd, Spar Properties Pty Ltd, Jakes Global Services Pty Ltd, Moogen International Pty Ltd.
#1
of 459 Managers
5,914
Total Schemes
89,054
Total Lots
553
Suburbs Served
15.1
Avg Lots / Scheme
90%
AGM Compliance (avg 70%)

Portfolio Profile

Lot Types

Residential 86,570 (97%) Commercial 1,770 (2%) Utility 593 (1%) Other 121 (0%)

Scheme Size Distribution

3416
1-10
1841
11-25
432
26-50
163
51-100
62
100+

Distribution of schemes by total lot count. Average scheme size: 15.1 lots. The portfolio is dominated by small schemes (10 lots or fewer), typical of townhouse and villa complexes.

Portfolio Age

610
1960s
1232
1970s
1236
1980s
1343
1990s
1087
2000s
297
2010s
109
2020s

Schemes by registration decade. Oldest scheme registered 1961, newest 2025.

Suburb Coverage

Suburb Schemes Lots % of Portfolio Market Share
Dee Why 2099 271 3,811 5% 44.1%
Manly 2095 189 2,321 3% 26.1%
Eastwood 2122 170 2,489 3% 39.5%
Wollongong 2500 158 1,991 3% 19.9%
Merrylands 2160 111 1,114 2% 27.3%
Kearns 2558 100 800 2% 93.5%
The Entrance 2261 98 1,263 2% 44.5%
Forster 2428 98 1,445 2% 16.8%
Narrabeen 2101 90 1,383 2% 43.7%
Epping 2121 83 1,449 1% 28.3%
Freshwater 2096 81 1,045 1% 37.7%
Parramatta 2150 75 3,306 1% 15.9%
Balgowlah 2093 73 550 1% 18.8%
Fairlight 2094 71 583 1% 25.7%
Mona Vale 2103 68 768 1% 31.5%
Mosman 2088 62 680 1% 6.1%
Gosford 2250 58 1,134 1% 33.7%
Collaroy 2097 57 801 1% 35.4%
Queenscliff 2096 57 605 1% 35.6%
Ashfield 2131 56 807 1% 12.3%
North Parramatta 2151 56 607 1% 19.4%
Long Jetty 2261 55 410 1% 25.8%
East Gosford 2250 54 335 1% 23.7%
Sydney 2000 52 3,796 1% 10.2%
Ryde 2112 51 645 1% 12.7%
Tuncurry 2428 50 486 1% 13.6%
Cremorne 2090 49 530 1% 10.3%
West Ryde 2114 47 670 1% 16.0%
Newport 2106 46 524 1% 28.7%
Terrigal 2260 44 408 1% 9.8%
Merewether 2291 44 295 1% 10.9%
Nelson Bay 2315 41 441 1% 11.6%
Neutral Bay 2089 40 410 1% 8.4%
Baulkham Hills 2153 39 582 1% 18.3%
Westmead 2145 38 526 1% 13.9%
Manly Vale 2093 35 621 1% 35.0%
Castle Hill 2154 34 523 1% 12.5%
Woonona 2517 32 262 1% 16.0%
Blacktown 2148 31 682 1% 9.1%
Chatswood 2067 29 1,158 0% 9.4%
Toukley 2263 29 297 0% 42.6%
Corrimal 2518 29 201 0% 19.3%
Newcastle 2300 28 874 0% 17.1%
Wyong 2259 28 291 0% 35.4%
Kiama 2533 27 232 0% 13.0%
Gorokan 2263 27 360 0% 30.3%
Cronulla 2230 26 407 0% 3.0%
Macquarie Park 2113 26 440 0% 17.4%
North Gosford 2250 25 355 0% 32.9%
Kirribilli 2061 25 420 0% 12.9%
Avalon Beach 2107 25 249 0% 25.5%
Harris Park 2150 25 300 0% 18.4%
Bondi Beach 2026 25 263 0% 5.1%
Summer Hill 2130 23 246 0% 15.2%
Marsfield 2122 22 733 0% 16.8%
Telopea 2117 22 325 0% 24.7%
Umina Beach 2257 22 390 0% 5.4%
Randwick 2031 22 192 0% 2.7%
Brookvale 2100 21 249 0% 14.3%
Tuggerah 2259 21 239 0% 22.8%
Woy Woy 2256 21 132 0% 6.0%
Blue Bay 2261 21 125 0% 33.9%
Lane Cove North 2066 20 649 0% 10.5%
Hornsby 2077 20 394 0% 5.3%
Wollstonecraft 2065 20 316 0% 6.7%
Rose Bay 2029 19 224 0% 4.1%
East Corrimal 2518 19 106 0% 15.4%
Lane Cove 2066 18 930 0% 9.1%
North Sydney 2060 18 479 0% 7.3%
Fairy Meadow 2519 18 158 0% 13.2%
Meadowbank 2114 18 406 0% 21.7%
Bellevue Hill 2023 18 218 0% 4.3%
Point Frederick 2250 18 174 0% 26.1%
North Wollongong 2500 18 143 0% 16.7%
Seven Hills 2147 17 251 0% 11.5%
Cammeray 2062 17 198 0% 5.8%
Balgownie 2519 17 103 0% 15.9%
Soldiers Point 2317 17 176 0% 24.3%
Caringbah 2229 16 696 0% 3.6%
The Entrance North 2261 16 466 0% 30.2%
Erina 2250 16 213 0% 9.4%
Elizabeth Bay 2011 16 329 0% 10.2%
Woollahra 2025 16 198 0% 8.3%
Tweed Heads 2485 16 248 0% 2.7%
Gladesville 2111 16 179 0% 6.2%
Figtree 2525 16 100 0% 7.3%
Double Bay 2028 16 135 0% 7.5%
Lake Illawarra 2528 16 85 0% 11.9%
West Wollongong 2500 16 83 0% 13.9%
Maroubra 2035 15 484 0% 2.3%
Morisset 2264 15 165 0% 20.8%
West Gosford 2250 15 193 0% 15.0%
Narara 2250 15 322 0% 30.0%
Dulwich Hill 2203 15 215 0% 7.2%
Thirroul 2515 15 86 0% 11.3%
Darlinghurst 2010 14 276 0% 3.9%
Bondi Junction 2022 14 387 0% 7.1%
Lakemba 2195 14 215 0% 3.8%
Artarmon 2064 14 220 0% 8.1%
Carlingford 2118 14 176 0% 8.9%
Marrickville 2204 14 211 0% 4.3%
Albion Park Rail 2527 14 81 0% 9.2%
Kingscliff 2487 13 348 0% 3.6%
Darling Point 2027 13 301 0% 5.2%
Coogee 2034 13 140 0% 1.9%
Vaucluse 2030 13 120 0% 5.0%
Quakers Hill 2763 13 157 0% 4.6%
Granville 2142 13 139 0% 6.3%
Bellambi 2518 13 82 0% 15.9%
Berkeley Vale 2261 13 74 0% 13.7%
The Hill 2300 13 93 0% 12.3%
Adamstown 2289 13 108 0% 8.2%
Gwynneville 2500 13 75 0% 21.7%
Keiraville 2500 13 67 0% 19.7%
Wallsend 2287 13 65 0% 3.0%
Paddington 2021 12 257 0% 11.8%
Northmead 2152 12 294 0% 11.8%
Drummoyne 2047 12 152 0% 4.3%
Ourimbah 2258 12 193 0% 14.8%
Boomerang Beach 2428 12 211 0% 17.4%
Mayfield West 2304 12 98 0% 23.1%
New Lambton 2305 12 74 0% 8.0%
Miranda 2228 11 198 0% 3.1%
Warriewood 2102 11 307 0% 14.5%
Willoughby 2068 11 163 0% 16.9%
Surry Hills 2010 11 174 0% 4.3%
Shoal Bay 2315 11 92 0% 9.6%
Seaforth 2092 11 82 0% 16.2%
Cooks Hill 2300 11 113 0% 12.5%
Taree 2430 11 58 0% 4.8%
Kogarah 2217 10 333 0% 3.1%
Breakfast Point 2137 10 523 0% 20.0%
Wahroonga 2076 10 167 0% 8.9%
Mayfield 2304 10 116 0% 4.9%
Concord 2137 10 139 0% 5.4%
Petersham 2049 10 95 0% 9.6%
Wentworthville 2145 10 123 0% 3.4%
Bateau Bay 2261 10 72 0% 12.7%
Denistone 2114 10 111 0% 16.9%
Albion Park 2527 10 75 0% 5.2%
Shellharbour 2529 10 54 0% 11.8%
Toronto 2283 10 82 0% 11.5%
Salamander Bay 2317 10 46 0% 6.5%
Toowoon Bay 2261 10 60 0% 27.0%
Avoca Beach 2251 10 42 0% 8.3%
Zetland 2017 9 1,418 0% 10.1%
Potts Point 2011 9 261 0% 4.4%
Abbotsford 2046 9 197 0% 5.5%
Newtown 2042 9 160 0% 6.5%
Wyee 2259 9 306 0% 64.3%
Burwood 2134 9 121 0% 3.9%
Leichhardt 2040 9 107 0% 4.6%
Kincumber 2251 9 149 0% 10.7%
Wamberal 2260 9 65 0% 12.9%
Cromer 2099 9 59 0% 18.4%
Ettalong Beach 2257 9 50 0% 2.5%
Coniston 2500 9 54 0% 17.6%
Budgewoi 2262 9 65 0% 39.1%
Corlette 2315 9 30 0% 8.7%
Pyrmont 2009 8 555 0% 7.1%
Lidcombe 2141 8 270 0% 2.7%
Bondi 2026 8 164 0% 2.6%
Homebush West 2140 8 168 0% 5.5%
Thornleigh 2120 8 155 0% 9.8%
Ingleburn 2565 8 157 0% 3.8%
Auburn 2144 8 125 0% 1.6%
Curl Curl 2096 8 116 0% 32.0%
Toongabbie 2146 8 144 0% 5.8%
Beecroft 2119 8 185 0% 18.2%
Croydon 2132 8 134 0% 10.3%
Campsie 2194 8 102 0% 1.5%
Carlton 2218 8 113 0% 4.3%
Charmhaven 2263 8 103 0% 33.3%
Wyoming 2250 8 86 0% 14.8%
Austinmer 2515 8 64 0% 21.1%
Guildford 2161 8 82 0% 4.3%
Smithfield 2164 8 69 0% 8.7%
Warrawong 2502 8 49 0% 21.1%
Point Piper 2027 8 52 0% 7.3%
Oak Flats 2529 8 34 0% 4.5%
Kirrawee 2232 7 205 0% 2.3%
Kellyville 2155 7 130 0% 23.3%
Bronte 2024 7 111 0% 3.9%
Glebe 2037 7 205 0% 5.6%
Rushcutters Bay 2011 7 146 0% 8.1%
Bankstown 2200 7 125 0% 1.7%
Greenwich 2065 7 95 0% 9.1%
Girraween 2145 7 79 0% 4.8%
Strathfield 2135 7 100 0% 3.0%
Allambie Heights 2100 7 76 0% 35.0%
Croydon Park 2133 7 61 0% 5.4%
Bulli 2516 7 48 0% 12.3%
Tweed Heads South 2486 7 75 0% 3.5%
Dapto 2530 7 51 0% 6.9%
Springfield 2250 7 98 0% 35.0%
Cremorne Point 2090 7 52 0% 4.4%
Flinders 2529 7 31 0% 5.0%
Caringbah South 2229 7 29 0% 1.8%
Mascot 2020 6 805 0% 4.5%
Waterloo 2017 6 977 0% 5.0%
Jannali 2226 6 162 0% 6.9%
Newcastle East 2300 6 204 0% 22.2%
Ermington 2115 6 101 0% 12.2%
Liverpool 2170 6 116 0% 1.5%
Queens Park 2022 6 69 0% 18.2%
Harrington 2427 6 91 0% 10.5%
Pennant Hills 2120 6 86 0% 9.8%
Gymea 2227 6 80 0% 2.8%
Belmont 2280 6 92 0% 7.5%
Stanmore 2048 6 80 0% 3.3%
Blackbutt 2529 6 45 0% 7.1%
Pottsville 2489 6 62 0% 2.4%
North Willoughby 2068 6 73 0% 15.4%
Wetherill Park 2164 6 59 0% 6.1%
Anna Bay 2316 6 58 0% 13.3%
Warwick Farm 2170 6 91 0% 7.9%
Wiley Park 2195 6 76 0% 2.9%
Waverton 2060 6 53 0% 4.9%
Wickham 2293 6 83 0% 12.2%
Barrack Heights 2528 6 42 0% 9.4%
Alexandria 2015 6 43 0% 3.2%
Lambton 2299 6 32 0% 7.1%
Kurraba Point 2089 6 37 0% 2.8%
Warners Bay 2282 6 35 0% 2.4%
Tarrawanna 2518 6 27 0% 16.7%
Hawks Nest 2324 6 19 0% 5.0%
Killarney Vale 2261 6 21 0% 16.2%
Camperdown 2050 5 197 0% 5.2%
Lindfield 2070 5 138 0% 4.9%
Naremburn 2065 5 173 0% 5.0%
Chippendale 2008 5 148 0% 6.3%
Moorebank 2170 5 146 0% 4.3%
Kensington 2033 5 70 0% 2.3%
Five Dock 2046 5 67 0% 3.9%
Balmain 2041 5 75 0% 3.9%
Frenchs Forest 2086 5 72 0% 8.8%
Rydalmere 2116 5 70 0% 8.9%
North Manly 2100 5 57 0% 21.7%
Somersby 2250 5 48 0% 17.2%
Oatlands 2117 5 69 0% 10.6%
Rockdale 2216 5 58 0% 2.7%
Cessnock 2325 5 30 0% 3.4%
Fairfield 2165 5 42 0% 2.1%
Engadine 2233 5 43 0% 3.1%
Rosehill 2142 5 46 0% 8.3%
Bar Beach 2300 5 34 0% 13.9%
Sans Souci 2219 5 41 0% 2.1%
Greystanes 2145 5 37 0% 12.8%
Charlestown 2290 5 26 0% 1.7%
Beresfield 2322 5 21 0% 7.6%
Jesmond 2299 5 22 0% 6.8%
Watanobbi 2259 5 26 0% 27.8%
Unanderra 2526 5 21 0% 7.4%
Casuarina 2487 4 352 0% 7.8%
Menai 2234 4 188 0% 5.3%
Mcmahons Point 2060 4 122 0% 4.8%
Yagoona 2199 4 175 0% 3.5%
Carrington 2294 4 166 0% 16.0%
Cabarita 2137 4 180 0% 28.6%
Redfern 2016 4 87 0% 3.2%
Bayview 2104 4 56 0% 40.0%
Gordon 2072 4 77 0% 5.1%
North Bondi 2026 4 59 0% 1.3%
Kingsford 2032 4 51 0% 1.8%
Banora Point 2486 4 79 0% 0.7%
Cherrybrook 2126 4 38 0% 3.1%
Hamilton 2303 4 35 0% 5.8%
Campbelltown 2560 4 56 0% 1.8%
Rutherford 2320 4 34 0% 3.1%
Darlington 2008 4 72 0% 22.2%
Chester Hill 2162 4 43 0% 7.5%
Birchgrove 2041 4 52 0% 11.4%
West Haven 2443 4 60 0% 28.6%
Tamarama 2026 4 48 0% 4.8%
Point Clare 2250 4 32 0% 11.4%
Dundas Valley 2117 4 36 0% 12.9%
Belmore 2192 4 42 0% 2.0%
Berala 2141 4 36 0% 3.6%
Diamond Beach 2430 4 25 0% 16.0%
Wingham 2429 4 27 0% 12.5%
West Pennant Hills 2125 4 29 0% 6.2%
Clovelly 2031 4 24 0% 2.7%
Broadmeadow 2292 4 20 0% 10.8%
Waratah 2298 4 19 0% 5.6%
Riverstone 2765 4 23 0% 5.9%
Old Bar 2430 4 16 0% 2.5%
Windang 2528 4 17 0% 12.9%
Lake Haven 2263 4 17 0% 9.3%
Woolloomooloo 2011 3 233 0% 3.9%
North Rocks 2151 3 156 0% 8.8%
Hurlstone Park 2193 3 65 0% 5.4%
North Strathfield 2137 3 56 0% 3.6%
Waverley 2024 3 50 0% 3.7%
Chiswick 2046 3 65 0% 7.3%
Dundas 2117 3 64 0% 5.1%
Jamisontown 2750 3 55 0% 2.4%
Shortland 2307 3 41 0% 7.3%
Hurstville 2220 3 50 0% 0.6%
Concord West 2138 3 42 0% 3.3%
Centennial Park 2021 3 58 0% 5.6%
Lisarow 2250 3 49 0% 8.1%
Brighton-Le-Sands 2216 3 56 0% 1.5%
St Marys 2760 3 36 0% 0.9%
Davistown 2251 3 50 0% 16.7%
Maryland 2287 3 30 0% 5.4%
Rooty Hill 2766 3 35 0% 3.9%
Cabramatta 2166 3 36 0% 1.0%
Crows Nest 2065 3 37 0% 1.9%
Heathcote 2233 3 30 0% 5.0%
Russell Lea 2046 3 36 0% 4.6%
Tweed Heads West 2485 3 32 0% 1.1%
Greenacre 2190 3 33 0% 1.8%
Waratah West 2298 3 28 0% 18.8%
Elermore Vale 2287 3 26 0% 3.9%
Cooranbong 2265 3 40 0% 15.8%
Eleebana 2282 3 26 0% 2.4%
Turramurra 2074 3 33 0% 3.9%
Peakhurst 2210 3 30 0% 1.5%
Forestville 2087 3 33 0% 11.1%
Balmain East 2041 3 27 0% 7.9%
Padstow 2211 3 31 0% 1.3%
Chipping Norton 2170 3 20 0% 3.3%
Rozelle 2039 3 23 0% 2.3%
Allawah 2218 3 29 0% 1.7%
Kotara 2289 3 26 0% 7.5%
Kings Langley 2147 3 28 0% 13.6%
Russell Vale 2517 3 19 0% 16.7%
Wentworth Falls 2782 3 27 0% 15.0%
Towradgi 2518 3 15 0% 7.0%
Richmond 2753 3 19 0% 2.2%
Lemon Tree Passage 2319 3 20 0% 11.5%
The Junction 2291 3 19 0% 6.5%
Canton Beach 2263 3 18 0% 37.5%
Revesby 2212 3 16 0% 1.6%
St Ives 2075 3 18 0% 2.4%
Cardiff 2285 3 13 0% 3.0%
Kanahooka 2530 3 11 0% 10.7%
East Maitland 2323 3 10 0% 1.6%
Sandgate 2304 3 12 0% 27.3%
Hamilton South 2303 3 10 0% 11.1%
Black Head 2430 3 10 0% 9.7%
North Lambton 2299 3 10 0% 9.4%
Blackwall 2256 3 9 0% 4.7%
Denistone East 2112 3 8 0% 6.2%
Fingal Bay 2315 3 8 0% 3.3%
Ultimo 2007 2 674 0% 3.2%
Waitara 2077 2 260 0% 2.8%
Schofields 2762 2 134 0% 2.5%
Bennetts Green 2290 2 76 0% 9.5%
Edgecliff 2027 2 70 0% 2.6%
St Peters 2044 2 64 0% 4.8%
Sutherland 2232 2 108 0% 0.8%
Rouse Hill 2155 2 73 0% 4.0%
Annandale 2038 2 56 0% 1.9%
Glenfield 2167 2 74 0% 3.2%
Maitland 2320 2 69 0% 5.3%
Warilla 2528 2 33 0% 2.7%
Strathfield South 2136 2 49 0% 5.0%
Enmore 2042 2 33 0% 6.5%
Daleys Point 2257 2 52 0% 66.7%
Wareemba 2046 2 30 0% 6.7%
Mount Druitt 2770 2 32 0% 1.0%
Boat Harbour 2316 2 31 0% 28.6%
New Lambton Heights 2305 2 34 0% 33.3%
Minto 2566 2 34 0% 2.2%
Hunters Hill 2110 2 29 0% 1.4%
Smiths Lake 2428 2 38 0% 100.0%
Enfield 2136 2 20 0% 5.7%
Thornton 2322 2 22 0% 1.3%
Narraweena 2099 2 24 0% 15.4%
Kings Park 2148 2 24 0% 5.6%
Speers Point 2284 2 26 0% 5.6%
Penshurst 2222 2 28 0% 0.8%
Tenterfield 2372 2 32 0% 50.0%
Lewisham 2049 2 27 0% 4.7%
Silverwater 2128 2 24 0% 3.1%
Constitution Hill 2145 2 25 0% 7.7%
Georgetown 2298 2 22 0% 10.0%
Illawong 2234 2 18 0% 6.1%
Mortdale 2223 2 21 0% 0.8%
Palm Beach 2108 2 24 0% 11.1%
Lalor Park 2147 2 24 0% 50.0%
Heatherbrae 2324 2 21 0% 15.4%
Kingswood 2747 2 16 0% 0.8%
Niagara Park 2250 2 24 0% 20.0%
Mangerton 2500 2 16 0% 8.0%
Pendle Hill 2145 2 21 0% 2.7%
Riverwood 2210 2 21 0% 1.8%
Belrose 2085 2 17 0% 4.7%
Macquarie Fields 2564 2 15 0% 1.7%
Casula 2170 2 15 0% 1.6%
Doonside 2767 2 16 0% 4.9%
Kanwal 2259 2 18 0% 11.1%
East Hills 2213 2 20 0% 6.1%
Raymond Terrace 2324 2 19 0% 1.2%
Prospect 2148 2 16 0% 6.2%
Dubbo 2830 2 18 0% 1.0%
Collaroy Plateau 2097 2 18 0% 15.4%
Dover Heights 2030 2 18 0% 2.0%
Penrith 2750 2 16 0% 0.5%
Forest Lodge 2037 2 18 0% 5.3%
Haymarket 2000 2 18 0% 3.6%
Port Kembla 2505 2 12 0% 4.1%
Oyster Bay 2225 2 12 0% 5.0%
Kingsgrove 2208 2 14 0% 3.0%
Hillsdale 2036 2 14 0% 1.0%
Punchbowl 2196 2 16 0% 0.9%
Lakelands 2282 2 16 0% 40.0%
North Ryde 2113 2 10 0% 1.5%
Fletcher 2287 2 11 0% 6.2%
Gymea Bay 2227 2 13 0% 2.6%
Lavender Bay 2060 2 10 0% 5.1%
Bilgola Plateau 2107 2 12 0% 40.0%
Brownsville 2530 2 10 0% 15.4%
Sylvania 2224 2 12 0% 1.0%
Sylvania Waters 2224 2 12 0% 20.0%
Stockton 2295 2 9 0% 9.5%
Pymble 2073 2 10 0% 2.6%
Mulgrave 2756 2 9 0% 6.9%
Swansea 2281 2 9 0% 2.9%
Bass Hill 2197 2 10 0% 3.6%
Ramsgate Beach 2217 2 9 0% 2.4%
Warabrook 2304 2 9 0% 3.9%
Coraki 2471 2 10 0% 40.0%
Arndell Park 2148 2 8 0% 8.7%
Putney 2112 2 8 0% 6.1%
Farmborough Heights 2526 2 7 0% 11.8%
East Branxton 2335 2 8 0% 6.7%
Fountaindale 2258 2 7 0% 40.0%
Maryville 2293 2 8 0% 7.1%
Mayfield East 2304 2 7 0% 8.7%
Helensburgh 2508 2 7 0% 2.3%
Edgeworth 2285 2 7 0% 6.1%
Norah Head 2263 2 5 0% 25.0%
Fernhill 2519 2 5 0% 18.2%
Barrack Point 2528 2 6 0% 14.3%
Lovedale 2325 1 175 0% 100.0%
St Leonards 2065 1 126 0% 1.1%
Huntleys Cove 2111 1 75 0% 4.5%
Botany 2019 1 70 0% 0.6%
Terrey Hills 2084 1 50 0% 16.7%
Matraville 2036 1 43 0% 0.7%
Norwest 2153 1 40 0% 1.5%
Bellbird 2325 1 39 0% 11.1%
Wolli Creek 2205 1 36 0% 1.5%
Byron Bay 2481 1 35 0% 0.2%
Plumpton 2761 1 34 0% 3.3%
Greenfield Park 2176 1 32 0% 20.0%
Nowra 2541 1 31 0% 1.3%
Haberfield 2045 1 30 0% 4.5%
Mount Kuring-Gai 2080 1 27 0% 4.0%
Jilliby 2259 1 26 0% 50.0%
Prestons 2170 1 26 0% 0.6%
Dural 2158 1 26 0% 1.7%
Colyton 2760 1 25 0% 2.5%
Jindabyne 2627 1 25 0% 0.3%
Bexley 2207 1 21 0% 0.3%
Hamlyn Terrace 2259 1 21 0% 9.1%
Tighes Hill 2297 1 21 0% 6.2%
Lennox Head 2478 1 21 0% 0.2%
Middleton Grange 2171 1 19 0% 5.3%
Merrylands West 2160 1 18 0% 1.7%
Oberon 2787 1 18 0% 5.9%
Milsons Point 2061 1 17 0% 1.7%
Muswellbrook 2333 1 16 0% 0.8%
Holroyd 2142 1 16 0% 6.2%
Carss Park 2221 1 16 0% 20.0%
Regents Park 2143 1 15 0% 2.1%
North Turramurra 2074 1 15 0% 5.6%
Old Toongabbie 2146 1 15 0% 8.3%
Taminda 2340 1 14 0% 9.1%
Lilyfield 2040 1 13 0% 1.4%
Marayong 2148 1 13 0% 5.3%
Eastlakes 2018 1 12 0% 0.9%
Killara 2071 1 12 0% 1.2%
Fairfield East 2165 1 12 0% 4.8%
Erskineville 2043 1 12 0% 1.3%
Crescent Head 2440 1 12 0% 2.6%
Wheeler Heights 2097 1 12 0% 10.0%
Elanora Heights 2101 1 12 0% 8.3%
Fairfield Heights 2165 1 12 0% 2.9%
Condell Park 2200 1 12 0% 0.6%
Manning Point 2430 1 12 0% 25.0%
Georges Hall 2198 1 11 0% 5.6%
Gerringong 2534 1 10 0% 2.3%
Floraville 2280 1 10 0% 4.0%
South Wentworthville 2145 1 10 0% 1.4%
Bardwell Park 2207 1 9 0% 9.1%
Hammondville 2170 1 9 0% 5.6%
Picnic Point 2213 1 9 0% 2.6%
Buff Point 2262 1 9 0% 20.0%
Roselands 2196 1 8 0% 1.1%
Oatley 2223 1 8 0% 0.6%
Rhodes 2138 1 8 0% 1.1%
Canterbury 2193 1 8 0% 1.0%
Carramar 2163 1 8 0% 2.1%
St Clair 2759 1 8 0% 0.8%
Oxley Park 2760 1 8 0% 0.6%
Yamba 2464 1 8 0% 0.3%
North Curl Curl 2099 1 8 0% 4.5%
Acacia Gardens 2763 1 8 0% 7.1%
Hamilton North 2292 1 8 0% 11.1%
Argenton 2284 1 7 0% 10.0%
Windsor 2756 1 7 0% 3.3%
Summerland Point 2259 1 7 0% 20.0%
Milperra 2214 1 6 0% 3.7%
Redhead 2290 1 6 0% 2.8%
Berkeley 2506 1 6 0% 3.3%
Green Point 2251 1 6 0% 0.6%
Mount Colah 2079 1 6 0% 2.4%
Millers Point 2000 1 6 0% 2.4%
Tea Gardens 2324 1 6 0% 2.1%
Earlwood 2206 1 6 0% 1.4%
Jewells 2280 1 6 0% 1.0%
Mannering Park 2259 1 6 0% 33.3%
Mount Keira 2500 1 5 0% 20.0%
Broken Hill 2880 1 5 0% 5.3%
Taylors Beach 2316 1 5 0% 2.8%
Shellharbour City Centre 2529 1 5 0% 5.3%
Woongarrah 2259 1 5 0% 50.0%
Warnervale 2259 1 5 0% 7.1%
Newcastle West 2302 1 5 0% 2.8%
Bella Vista 2153 1 5 0% 1.7%
West Wallsend 2286 1 5 0% 50.0%
West Tamworth 2340 1 5 0% 2.0%
Weston 2326 1 5 0% 11.1%
North Avoca 2260 1 5 0% 3.7%
Northbridge 2063 1 4 0% 1.7%
Jamberoo 2533 1 4 0% 16.7%
Adamstown Heights 2289 1 4 0% 8.3%
Beacon Hill 2100 1 4 0% 5.0%
Oakhurst 2761 1 4 0% 14.3%
Padstow Heights 2211 1 4 0% 4.2%
Leumeah 2560 1 4 0% 1.4%
Ruse 2560 1 4 0% 20.0%
Blackalls Park 2283 1 4 0% 2.7%
Tumbi Umbi 2261 1 4 0% 6.2%
Glendale 2285 1 4 0% 8.3%
Primbee 2502 1 3 0% 9.1%
Red Head 2430 1 3 0% 20.0%
Edensor Park 2176 1 3 0% 5.9%
Riverview 2066 1 3 0% 50.0%
Springwood 2777 1 3 0% 1.7%
Kahibah 2290 1 3 0% 1.5%
North Narrabeen 2101 1 3 0% 4.2%
Belfield 2191 1 3 0% 1.7%
North Richmond 2754 1 2 0% 0.9%
Balgowlah Heights 2093 1 2 0% 11.1%
North Epping 2121 1 2 0% 6.2%
Rankin Park 2287 1 2 0% 16.7%
Blueys Beach 2428 1 2 0% 14.3%
Villawood 2163 1 2 0% 4.3%
Mardi 2259 1 2 0% 0.6%
Coverage based on 5,914 schemes assigned to this manager in the NSW StrataHub register.

Contact & Reviews

NSW Licence (Verified)

Licensee PICA Services Pty Ltd
Status Current
Licence Number 10116358
Type Property - Corporation
Granted 2021-10-25
Expires 2027-10-24
ACN 651941114
Registered Address SYDNEY NSW 2000
1300 889 227
picagroup.com.au/branches/bcs-sydney/
Level 27/66-68 Goulburn St, Sydney NSW 2000, Australia
View on Google Maps
3.8 ★
422 Google reviews

Locations (3)

BCS Strata Sydney 3.8 ★ (167) PICA Group 3.4 ★ (144) Robinson Strata Management 3.9 ★ (111)

Recent Reviews

5 ★ Voni de Lussanet 15 Feb 2026
“This review if for Sharon Weizman from BCS Noosa, NOT the PICA Group. We have recently renewed our contract with BCS Noosa for another 3 year period. Sharon has managed our building since 2016. She is an incredible multi tasker and manages so many buildings, I don't know how she does it! She is...”
5 ★ Todd Obara 15 Feb 2026
“I have worked with many Strata Managers over the past decade. It is a busy role requiring exceptional organisation and communication skills. Over recent years I have had the pleasure to work with Pia Eccles from PICA Group on multiple projects. Pia has proven to show great understanding of the...”
5 ★ Chris Lethlean 12 Feb 2026
“At Buildcheck, we work closely with the Pica Group right across South East Queensland to provide their clients with Engineering consulting support. Both of our businesses share a common but strong sense of customer service delivery and client satisfaction. In particular, we have a fantastic...”
1 ★ Thomas Luxton 12 Feb 2026
“I would not recommend Pica Group or any of their subsidiaries. With an agency of this size, the licensee in charge is overseeing far too many clients to get the level of service expected. This diversion often leads to a deterioration in quality. in my experience, the managing agent of BCS...”
5 ★ Ryan Graeme 29 Oct 2025
“We work closely with the BCS Southwest branch and can’t speak highly enough of them. They’re always professional, friendly, and quick to respond — making coordination between residents, owners, and contractors seamless. Their communication and organisation make every job straightforward and...”
Licence verified via NSW Fair Trading. Reviews and contact details from Google Maps (3 locations).

Tribunal & Court History

27
Total Cases
20
NCAT
2
Supreme Court
2
Court of Appeal
0.2
Adverse per 100 Schemes
0.5
Total per 100 Schemes
1
Compulsory Manager Appts

27 cases since 2021. Of these, 13 resulted in substantive orders (including 1 compulsory manager appointment). The remaining 14 were dismissed, withdrawn, settled, or involved the OC as applicant.

18
9
Orders Made 18 Dismissed 9
$6,149 Total Compensation
Common property 6 By-law enforcement 4 Compulsory appointment 2 Repair & maintenance 2 Noise & nuisance 2
Daley v The Owners – Strata Plan 2754 [2026] NSWCATAP 38
NCAT Orders Made High Adverse [2026] NSWCATAP 38 2026-02-13
A lot owner appealed a tribunal decision that dismissed his claim for documents from the owners corporation. The appeal tribunal found that the original tribunal did not adequately address the issue of whether the documents were sufficiently available, and ordered the application be re-determined, excluding the allegations of bad faith.
LAND LAW — Strata title — Owners corporation — Accounts and records of owners corporation —Inspection—Whether, in the circumstances relating to the lot owner’s request to allow inspection of documents, and in the events that occurred, providing a link to the electronically stored books and...
Before
P Durack SC, Senior Member P H Molony, Senior Member
Hearing
11 December 2025
File Numbers
2025/00281545
Matched Strata Plans
SP2754
Parties
Lot Owner v Owners Corporation
Representation
Appellant (self-represented) Respondent (self-represented)
Orders
(1) Appeal allowed. (2) Set aside Order 1 made by the Tribunal on 25 June 2025 dismissing the appellant’s application. (3) Remit the application for redetermination by a differently constituted Tribunal, except for the appellant’s allegations that there was an intentional or deliberate withholding of access to the documents he sought. (4) The redetermination will be in accordance with the rules and directions of the Tribunal, including such directions as the Tribunal may make concerning the...

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AGC Roof Maintenance Pty Limited v The Owners Corporation of Strata Plan 7704 [2025] NSWCATCD 116
NCAT Orders Made Medium Adverse [2025] NSWCATCD 116 2025-08-18
AGC Roof Maintenance sought $17,044.03 from the Owners Corporation for unpaid roof repair work. The tribunal found in favor of AGC, concluding the work was completed and the Owners Corporation was contractually obligated to pay. The tribunal ordered the Owners Corporation to pay the amount owing.
BUILDING CLAIM – non-payment of invoice – breach of contract
Before
P Moran, Senior Member
Hearing
13 August 2025
File Numbers
2025/00150999
Matched Strata Plans
SP7704
Parties
Third Party v Owners Corporation
Representation
Applicant: M Osborn (Director) Respondent: A Lewis (Chairperson of Owners Corporation)
Orders
The respondent is to pay the applicant $17,044.03 within twenty-one (21) days

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Musumeci v The Owners - Strata Plan No 11583 [2025] NSWCATAP 185
NCAT Dismissed Low [2025] NSWCATAP 185 2025-08-05
Ms. Musumeci, a lot owner, appealed a decision that dismissed her application seeking a compulsory strata managing agent appointment. The tribunal found no errors of law by the original decision maker and refused leave to appeal. Therefore, the appeal was dismissed, upholding the original decision against Ms. Musumeci.
Compulsory appointment
Compulsory manager sought but refused: The original application for a compulsory strata manager was dismissed because the tribunal found that the scheme was functioning and there was no basis for such an appointment.
LAND LAW – Strata title – whether strata scheme functioning satisfactorily – whether the owners corporation had failed to perform one of its duties – whether to appoint compulsory strata managing agent
Before
G Blake AM SC, Principal Member R Titterton OAM, Senior Member
Hearing
14 July 2025
File Numbers
2025/00105591
Matched Strata Plans
SP11583
Parties
Lot Owner v Owners Corporation
Representation
Appellant (Self-represented) First Respondent (Self-represented) Second Respondent (Self-represented) Third Respondent (Self-represented)
Orders
(1) The name of the first respondent is amended to The Owners - Strata Plan No 11583. (2) To the extent that the appeal raises questions of law, the appeal is dismissed. (3) To the extent that the appellant seeks leave to appeal, leave to appeal is refused.

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The Owners – Strata Plan No 12299 v Mackay [2025] NSWCATAP 110
NCAT Orders Made Medium [2025] NSWCATAP 110 2025-05-19
The Owners Corporation sought orders to enforce a by-law against a lot owner regarding a pool and related issues, including damage. The Tribunal found in favor of the lot owner. On appeal, the Appeal Panel found the Tribunal failed to provide procedural fairness and sent the matter back for reconsideration.
Common propertyBy-law enforcementRepair & maintenance
LAND LAW — Strata title — By-laws – maintenance and repair of lot property and common property – rights and obligations of lot owner – effect of special by-law APPEALS –whether any error on a question of law–- appeal allowed for procedural unfairness- remitted to Tribunal for redetermination
Before
D Charles, Senior Member M Deane, Senior Member
Hearing
24 April 2025
File Numbers
2024/00468560
Matched Strata Plans
SP12299
Parties
Owners Corporation v Lot Owner
Representation
M Keyes (Strata Committee Chairperson) (Appellant) Respondent (Self-Represented)
Orders
(1) The appeal is upheld. (2) The proceedings are remitted to the Consumer and Commercial Division of the Tribunal for determination in accordance with the law, with leave given to the parties to adduce such further evidence as the Tribunal thinks fit. (3) No order as to the costs of the appeal (with the intent that the parties are to pay their own costs of the appeal proceedings).

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Sydney v The Owners – Strata Plan No 15000 [2025] NSWCATCD 29
NCAT Orders Made Medium Adverse [2025] NSWCATCD 29 2025-05-07
An apartment owner sought relief from interest, penalties, and fees imposed on her levies. The tribunal ordered the owners corporation to change the payment period for a special levy from 3 to 12 months and recalculate levy accounts. The tribunal also allowed the applicant to seek further orders.
Levies & contributions
REAL PROPERTY – STRATA MANAGEMENT – special levy – payment plan – variation of levy dates – waiver of interest – Strata Schemes Management Act 2015 (NSW) ss 11, 13, 24, 85, 87, 88, 103, Strata Schemes Management Regulation 2016 (NSW) reg 4
Before
G K Burton SC, Senior Member
Hearing
5 May 2025
File Numbers
2024/00381760
Matched Strata Plans
SP15000
Parties
Lot Owner v Owners Corporation
Representation
Applicant in person No appearance
Orders
1. Order, under s 87 of the Strata Schemes Management Act 2015 (NSW) (SSMA), that the special levy for $45,000 in resolution 5 approved at the EGM on 20 October 2021 is varied so as to be required to be paid in 12 equal monthly instalments with the first instalment due for payment on 20 November 2021, but otherwise in the same amount and with the same allocation between administrative fund and capital fund. 2. Order that the respondent owners corporation (OC) re-calculate the lot owners’...

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Roxy Pacific Killara Pty Ltd v The Owners – Strata Plan 10053 [2025] NSWCATAP 9
NCAT Orders Made Medium Adverse [2025] NSWCATAP 9 2025-01-08
Roxy Pacific Killara sought to have the original orders set aside and replaced with a money order regarding building defects. The Tribunal found errors in the original decision and remitted the matter for redetermination, including the issue of costs.
Building defects
BUILDING AND CONSTRUCTION — Home Building Act 1989 (NSW) — S 48O discretion — Defects — Costs
Before
Balla ADCJ Principal Member
Hearing
On the papers
File Numbers
2024/00186230
Matched Strata Plans
SP10053
Parties
Developer v Owners Corporation
Representation
Counsel: S Philips (Appellant) J Knackstredt (Respondent) Solicitors: Vincent Young Solicitors (Appellant) Bugden Allen Graham Lawyers (Respondent)
Orders
(1) A hearing on costs is dispensed with pursuant to s 50(1)(c) of the Civil and Administrative Tribunal Act 2013. (2) Remit the determination of the issue of the costs of the appeal, if pressed, to the Tribunal once the primary proceedings have been redetermined, with the admission of relevant new evidence on the issue of costs at the discretion of the Tribunal redetermining the matter.

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Van der Rijt v Collins [2024] NSWCATAP 247
NCAT Dismissed Low [2024] NSWCATAP 247 2024-12-06
A lot owner wanted to undertake renovations to their lot involving common property, but another lot owner opposed it. The Tribunal made orders enabling the alterations to proceed, which was appealed. The appeal was dismissed, and the original orders were affirmed, meaning the renovations could proceed.
Common propertyBy-law enforcement
APPEAL- common property rights by-law- consent required under sections 143 and 149 of the Strata Schemes Management Act 2015.
Before
S Westgarth, Deputy President G Ellis SC, Senior Member
Hearing
12 September 2024
File Numbers
2024/00241320
Matched Strata Plans
SP3192
Parties
Lot Owner v Lot Owner
Representation
Solicitors: Bannermans Lawyers (Appellant) Respondent (self-represented)
Orders
(1) Appeal dismissed. (2) Orders 2, 3 and 4 made at first instance on 25 June 2024 are affirmed. (3) Stay lifted.

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The Owners – Strata Plan No 78825 v Northern Beaches Council [2024] NSWLEC 1683
Land & Environment Orders Made Medium Adverse [2024] NSWLEC 1683 2024-10-24
An owner appealed a council order requiring them to make land safe due to a landslide risk. The court allowed the appeal and substituted the original order with a revised one agreed upon by both parties. Each party was responsible for its own costs.
APPEAL – order under the Local Government Act – landslide risk – parties agree on revised order – order substituted with revised order
Before
Gray C
Hearing
24 October 2024
File Numbers
2023/313247
Matched Strata Plans
SP78825
Parties
Lot Owner v Government
Representation
Counsel: J Reid (Applicant) D Robertson (Respondent) Solicitors: Bannermans Lawyers (Applicant) Lindsay Taylor Lawyers (Respondent)
Orders
The Court orders that: (1) The appeal is upheld. (2) Pursuant to s 180(4)(c) of the Local Government Act 1993 (LG Act), the order issued under s 124 of the LG Act by the respondent to the applicant on 5 September 2023 be substituted with the order annexed to these orders and marked A. (3) The Class 2 Application is otherwise dismissed.

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The Owners – Strata Plan No. 5403 v; Sargents Developments Pty Ltd [2024] NSWCATCD 58
NCAT Dismissed Low [2024] NSWCATCD 58 2024-10-15
The owners corporation sought to reallocate unit entitlements in an apartment building. The tribunal decided that the applicant had not proven the initial step of valuation, and dismissed the application. The tribunal also ordered the applicant to bear the costs of the successful lot owners.
LAND LAW – Strata title – unit entitlements – valuation evidence not accepted – reallocation refused
Before
Graham Ellis SC
Hearing
6 September 2024
File Numbers
2024/00080246
Matched Strata Plans
SP5403
Parties
Owners Corporation v Lot Owner
Representation
Counsel: Applicant – M Forgacs Participating Respondents – A Cheshire SC, M McGirr Solicitors: Applicant – Grace Lawyers Pty Ltd Participating Respondents – Pobi Lawyers
Orders
(1) The application is dismissed. (2) As the participating respondents have been successful, the applicant is not to debit and, if necessary, is to credit the account of the participating respondents so that they do not pay any amount in relation to the applicant’s costs of this application. (3) For the avoidance of doubt: (a) the participating respondents are the lot owners listed in Appendix A, and (b) the applicant’s costs of these proceedings are to be borne by Sargents Developments Pty...

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Roxy Pacific Killara Pty Ltd v The Owners – Strata Plan 10053 [2024] NSWCATAP 177
NCAT Orders Made Medium [2024] NSWCATAP 177 2024-09-16
The Owners Corporation initially sought orders for work to rectify building defects, and a money order for damages. The Tribunal found some work was defective. Roxy appealed the initial decision, which the Appeal Panel has now set aside, remitting the matter for redetermination due to errors in the Senior Member's decision.
Building defects
$6,149 Compensation
BUILDING AND CONSTRUCTION — Home Building Act 1989 (NSW) — S 48O discretion — Defects
Before
Balla ADCJ Principal Member
Hearing
28 August 2024
File Numbers
2024/00186230
Matched Strata Plans
SP10053
Parties
Owners Corporation v Developer
Representation
Counsel: S Philips (Appellant) J Knackstredt (Respondent) Solicitors: Vincent Young solicitors (Appellant) Bugden Allen Graham Lawyers (Respondent)
Orders
(1) The decision of the Tribunal in proceedings 2021/00371562, on 22 April 2024 is set aside. (2) The matter is remitted to the Tribunal to be determined according to law. (3) I do not limit the lodgement of new evidence which might be relied upon.

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The Owners of Strata Plan 78825 v Northern Beaches Council [2024] NSWLEC 12
Land & Environment Orders Made Medium [2024] NSWLEC 12 2024-02-22
The applicant, The Owners of Strata Plan 78825, appealed an order made by the Northern Beaches Council. The Land and Environment Court struck out parts of the application and amended statement of facts and contentions, but gave the applicant leave to amend other parts of the application and statement of facts and contentions. The court also declined the applicant's request to transfer the case to the Supreme Court.
JURISDICTION – partial strike out of Class 2 application as court lacks jurisdiction to consider breach of duty of care to provide support for land under s 177 of the Conveyancing Act 1919 (NSW) PRACTICE AND PROCEDURE – premature application for compensation under s 181 of Local Government Act...
Before
Pain J
Hearing
21 February 2024
File Numbers
2023/00313247-002, 2023/00313247-003
Matched Strata Plans
SP78825
Parties
Owners Corporation v Government
Representation
Counsel: C. Blackwell (Applicant on motion 002, Respondent on motion 003) D. Robertson (Respondent on motion 002, Application on motion 003) Solicitors: Bannermans Lawyers (Applicant on motion...
Orders
See below in [52]

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The Owners – Strata Plan No. 10717 v Mantell; Mantell v The Owners – Strata Plan No. 10717...
NCAT Dismissed Low [2023] NSWCATCD 93 2023-08-15
The owners corporation sought to remove a bench from common property, while the lot owners requested a common property rights by-law. The tribunal dismissed the owners corporation's application. The tribunal ordered the creation of a by-law as sought by the lot owners because the refusal of the by-law was unreasonable.
Common propertyBy-law enforcement
LAND LAW - Strata title - whether proposed common property rights by-law unreasonably refused LAND LAW – Strata title – whether lot owners made an unauthorised addition to common property requiring a special resolution
Before
G Ellis SC, Senior Member
Hearing
9 August 2023
File Numbers
SC 23/10406, SC 23/15614
Matched Strata Plans
SP10717
Parties
Owners Corporation v Lot Owner
Representation
Solicitors: Bugden Allen Graham - The Owners – Strata Plan No. 10717 Bannermans Lawyers - Darryl William Mantell, Diane Louise Mantell (nee Taylor)
Orders
In SC 23/10406: (1) The application is dismissed. (2) No order as to costs. (3) The Tribunal notes that the respondents are a successful party and are thereby entitled to the benefit of s 104 of the Strata Schemes Management Act 2015 (NSW). In SC 23/15614: (1) Under s 149(1) of the Strata Schemes Management Act 2015, the Tribunal makes the common property rights by-law tabled by the applicants (lot owners) at the meeting of the respondent (owners corporation) held on 9 November 2022. (2)...

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Shaw v Euen [2023] NSWCATCD 68
NCAT Orders Made Medium Adverse [2023] NSWCATCD 68 2023-06-29
The applicant sought an order to prevent cigarette smoke from the respondent's lot from entering their lot. The Tribunal found the smoke constituted a nuisance and hazard, violating a by-law, and ordered the respondent to cease smoking in their courtyard.
Noise & nuisanceFire safety
LAND LAW – Strata title – nuisance – hazard - tobacco smoke transmission between lots
Before
P French, Senior Member
Hearing
15 June 2023
File Numbers
SC 23/09707
Matched Strata Plans
SP81996
Parties
Lot Owner v Lot Owner
Representation
Haydn Shaw (Self-represented) Dan Mei (Self-represented) Desmond Euen (no appearance)
Orders
(1) Dan Mei is added as a respondent to the application. (2) The respondent Lot Owner, Dan Mei, and occupant, Desmond Euen, must not cause or permit the smoking tobacco products in the courtyard of their Lot (Lot 7).

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The Owners – Strata Plan No 7704 v Kim [2023] NSWCATCD 39
NCAT Orders Made Medium [2023] NSWCATCD 39 2023-05-22
The Owners Corporation sought orders regarding excessive noise from a lot owner's apartment. The Tribunal found the noise transmission concerning and ordered soundproofing works. The Tribunal decided there was no by-law breach, since the transmission was not over the building code requirements.
Noise & nuisance
LAND LAW – strata title – obligations of owners and occupiers – transmission of noise
Before
R Alkadamani, Senior Member
Hearing
1 March 2023
File Numbers
SC 22/35110
Matched Strata Plans
SP7704
Parties
Owners Corporation v Lot Owner
Representation
Mr A. Lewis (applicant) No appearance for respondent
Orders
(1) Order pursuant to ss 232 and 241 of the SSMA that the respondent ensure that the floor space in lot 3 in the two bedrooms, hallways, living and dining room is covered or otherwise treated so as to be sound proofed to an extent sufficient to prevent the transmission from the lot 3 floor space of noise in excess of 50 LnT,w or noise otherwise likely to disturb the peaceful enjoyment of other lot owners (the Work). (2) The Work is to be carried out within 56 days of the date of these orders.

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Nicole-Anne Hickey v The Owners Strata Plan 78825 [2022] NSWLEC 135
Land & Environment Dismissed Low [2022] NSWLEC 135 2022-11-18
The applicants sought orders regarding an encroaching retaining wall on their property. The tribunal dismissed the application, determining the applicants were the encroaching owners and the requested relief was unavailable. The tribunal reserved the issue of costs.
ENCROACHMENT – ss 2, 3 and 4 of Encroachment of Buildings Act 1922 (NSW) – characterisation of encroaching owner and adjacent owner – Applicant encroaching owner – relief not available – discretion not exercised – application dismissed
Before
Duggan J
Hearing
1, 2 and 3 August 2022
File Numbers
2021/223269
Matched Strata Plans
SP78825
Parties
Lot Owner v Owners Corporation
Representation
Counsel: N Hammond (Applicants) J Reid and T Poisel (Respondent) Solicitors: Hones Lawyers (Applicants) Bannermans Lawyers (Respondent)
Orders
See paragraphs 81 to 83

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The Owners - Strata Plan No 10717 v Mantell and Taylor [2022] NSWCATCD 192
NCAT Dismissed Low [2022] NSWCATCD 192 2022-09-30
The owners corporation sought a penalty for a by-law breach, but withdrew the application. The lot owner applied for costs, but the tribunal denied the request. There were no special circumstances warranting a departure from the usual rule that each party bears its own costs.
COSTS---s 60 Civil and Administrative Tribunal Act 2013 (NSW)---Special circumstances---Whether established
Before
G Sarginson, Senior Member
Hearing
5 August 2022
File Numbers
SC 22/31529
Matched Strata Plans
SP10717
Parties
Owners Corporation v Lot Owner
Representation
Solicitors: Bannermans Lawyers (Applicant) Forsters Solicitors (Respondent)
Orders
(1) An oral hearing on the issue of costs is dispensed with under s 50 (2) of the Civil and Administrative Tribunal Act 2013 (NSW). (2) The costs application is dismissed. (3) There is no order as to costs.

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Scott-Young v The Owners - Strata Plan 77303 [2022] NSWCATAP 289
NCAT Dismissed Low [2022] NSWCATAP 289 2022-09-07
An Owners Corporation appealed an earlier decision which included orders for repairs and a compulsory strata manager. The appeal was withdrawn before the hearing due to the inability to afford legal representation. The tribunal dismissed the Owners Corporations request for costs.
COSTS - costs on appeal - whether special circumstances established
Before
K Ransome, Senior Member D Fairlie, Senior member
Hearing
On the papers
File Numbers
2022/00161266
Matched Strata Plans
SP77303
Parties
Lot Owner v Owners Corporation
Representation
Solicitors: Appellants-Costs Respondents (Self-represented) Kerin Benson Lawyers Pty Ltd (Respondent - Costs Applicant)
Orders
1. Pursuant to s50(2) of the Civil and Administrative Tribunal Act 2013 (NSW) dispense with a hearing on the question of costs 2. The respondent’s (costs applicant’s) application for costs of the appeal is dismissed

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The Owners – Strata Plan No. 6522 v Sullivan [2022] NSWCATCD 143
NCAT Orders Made Medium [2022] NSWCATCD 143 2022-09-05
The Owners Corporation sought to stop the Sullivans from redirecting a waste pipe on common property. The tribunal extended an existing order preventing the work, finding the Owners Corporation's position more persuasive, but also requiring the Owners Corporation to potentially compensate the Sullivans for any losses resulting from the order. This was based on interpretations of existing by-laws and the potential impact of the work on common infrastructure.
LAND LAW — strata schemes — interim relief
Before
R C Titterton OAM, Senior Member
Hearing
02 September 2022
File Numbers
SC 22/36841
Matched Strata Plans
SP6522
Parties
Owners Corporation v Lot Owner
Representation
J Crittenden (Applicant) Yeoman Legal (Respondent)
Orders
1. Order (2) of the ex parte orders made by the Tribunal on 16 August 2022 ordering the respondents, their agents and contractors to immediately cease carrying out work on the common property involving a redirecting of a waste pipe to the external wall of lot 31 is extended to 5pm on 3 October 2022. 2. The applicant is to submit to such order (if any) as the Tribunal may consider to be just for the payment of compensation (to be assessed by the Tribunal or as it may direct) to the...

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Wells v The Owners - Strata Plan No 12159 [2022] NSWCATCD 151
NCAT Orders Made Medium Adverse [2022] NSWCATCD 151 2022-08-15
An apartment owner requested the Owners Corporation perform repairs to the garage. The tribunal decided the Owners Corporation was in breach of its duty to maintain common property due to inadequate drainage and water ingress. The tribunal ordered the Owners Corporation to carry out specific repair works based on a drainage quotation.
Common propertyRepair & maintenance
LAND LAW---Strata title---Common property---Duty to repair---Breach of duty---Scope of works to repair
Before
G Sarginson, Senior Member
Hearing
14 June 2022
File Numbers
SC 22/18157
Matched Strata Plans
SP12159
Parties
Lot Owner v Owners Corporation
Representation
Applicant (self-represented) C Greenough, Chairperson strata committee (Respondent)
Orders
(1) By ten (10) weeks from the date of this decision, The Owners - Strata Plan No 12159 is to cause the performance of the works set out in the scope of works contained in the quotation of Northern Beaches Drainage Pty Ltd dated 19 August 2021. (2) The work in order 1 is to be performed by suitably licenced and insured tradespersons exercising due care and skill. (3) The applicant is to provide reasonable access to his Lot to the extent necessary for order 1 to be complied with.

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Rialto Sports Pty Limited v Cancer Care Associates Pty Limited; CCA Estates Pty Limited; Davjul...
Court of Appeal Orders Made Medium Adverse [2022] NSWCA 146 2022-08-10
Lot owners sued a developer for building defects in their strata building. The developer appealed and the court found the original judge's reasons were inadequate. The court allowed the appeal in part, set aside the original orders and referred the matter to a referee for further inquiry and report.
Common property
CONTRACTS – construction – whether vendor’s covenant to construct building in a proper and workmanlike manner was only a “best endeavours” obligation – whether vendor is liable under covenant for incomplete or defective work by builder – where covenant did not merely require compliance with...
Before
Bell CJ at [1] Macfarlan JA at [3] Gleeson JA at [4]
Hearing
1 June 2022
File Numbers
2022/3420, 3426, 3432, 3439
Matched Strata Plans
SP89831
Parties
Developer v Lot Owner
Representation
Counsel: G A Sirtes SC / J W Pokoney (Appellant) D S Weinberger / R A McEwen (Respondents) Solicitors: Brown Ward King Pty Limited (Appellant) Grace Lawyers Pty Limited (Respondents)
Orders
CA2022/3420, 3426, 3432, 3439 (1) Appeal allowed in part. (2) Set aside orders 1 and 2 made by Curtis ADCJ on 9 December 2021 in each proceeding in the District Court: 2018/114952, 2018/115009, 2018/115043, 2019/91017. (3) In lieu, pursuant to Uniform Civil Procedure Rules 2005 (NSW), r 20.14, refer to a referee as agreed by the parties within 21 days or, failing agreement, to a referee as determined by the Court for enquiry and report the matter in the Schedule below. (4) Direct that...

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Pidgeon v Nagle [2022] NSWCATCD 61
NCAT Orders Made High Adverse [2022] NSWCATCD 61 2022-05-04
The applicant sought the appointment of a compulsory strata manager. The tribunal decided to appoint 113 Pty Ltd trading as Chapman Property for a term of one year. This decision was based on a balancing of the interests of all lot owners, particularly considering the cost differential between the proposed managing agents.
Compulsory appointment
Compulsory manager appointed: 113 Pty Ltd trading as Chapman Property for 12 months
LAND LAW — Strata title — Strata managing agent – appointment under s 237 of the Strata Schemes Management Act 2015 (NSW) – dispute regarding which strata managing agent should be appointed – factors relevant to determining whether a particular strata managing agent should be appointed
Before
M Harrowell, Deputy President
Hearing
03 May 2022
File Numbers
SC 22/07344
Matched Strata Plans
SP80285
Parties
Lot Owner v Lot Owner
Representation
First Applicant(Self-represented) Second Applicant (Self-represented) First Respondent (Self-represented) Second Respondent (Self-represented) Third Respondent (Self-represented)
Orders
The Notice of Order issued on 4 May 2022 is amended under Section 63 of the Civil and Administrative Tribunal Act 2013, and should read as follows: (1) Pursuant to s 237(1) of the Strata Schemes Management Act 2015, 113 Pty Ltd trading as Chapman Property (Agent) is appointed as a strata manager agent for a period of 1 year from the date of this order to exercise all functions of owners corporation of Strata Plan No. 80285. (2) The Agent has and may exercise all the functions set out in s...

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Huang v The Owners Strata Plan 7632 t/as The Owners Strata Plan 7632 [2022] NSWSC 194
Supreme Court Dismissed Low [2022] NSWSC 194 2022-03-02
The lot owners, who renovated their unit, sought to appeal a tribunal decision that they remove the unauthorized works. The court found no legal error and dismissed the appeal. The plaintiffs were ordered to pay the defendant's costs.
Common propertyRenovations
APPEAL – NCAT – leave to appeal – principles – appeal on question of law, with leave – leave refused – no issue of principle or of general importance – no error of law ADMINISTRATIVE LAW – jurisdiction of NCAT – strata titles – broad jurisdiction – importance of finality – alleged denial of...
Before
Rothman J
Hearing
10, 17 June 2021
File Numbers
2021/00015979
Matched Strata Plans
SP7632
Parties
Lot Owner v Owners Corporation
Representation
Counsel: Y Huang (Self-represented – Plaintiffs) D Knoll AM (Defendant) Solicitors: Self-represented (Plaintiffs) Grace Lawyers (Defendant)
Orders
(1) Leave to appeal refused; (2) Proceedings dismissed; (3) The plaintiffs shall pay the defendant’s costs of and incidental to the proceedings.

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Huang v The Owners of Strata Plan No 7632 [2021] NSWCA 194
Court of Appeal Dismissed Low [2021] NSWCA 194 2021-09-03
A lot owner sued the owners corporation for water damage. The Local Court dismissed the claim and ordered the owner to pay costs. The lot owner's appeal was dismissed because it was filed too late and lacked sufficient grounds for success, therefore the owners corporation was not liable for any damages.
APPEALS — from exercise of discretion — procedural decisions — refusal to extend time for filing summons — reasons for delay — significance of first instance decision decided on basis of authority later overturned on appeal — interest rei publicae ut sit finis litium COSTS — costs assessment —...
Before
Basten JA at [1]; White JA at [33]; Emmett AJA at [52]
Hearing
22 July 2021
File Numbers
2020/160421
Matched Strata Plans
SP7632
Parties
Lot Owner v Owners Corporation
Representation
Counsel: Yu Huang (Applicant in person) C Purdy (Respondents) Solicitors: Vardanega Roberts Solicitors (Respondent)
Orders
Leave to appeal refused with costs.

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Kencevski v The Owners – Strata Plan No. 488 (No.2) [2021] NSWCATCD 9
NCAT Orders Made Medium Adverse [2021] NSWCATCD 9 2021-05-21
An applicant sought a special by-law to permit renovation works. The Owners Corporation refused to approve the by-law. The tribunal decided that the Owners Corporation should pay the applicant's costs because the refusal lacked a valid basis.
By-law enforcement
Costs – whether there are special circumstances for the purposes of s.60(2) of the Civil and Administrative Tribunal Act – determination of costs in the proceedings as opposed to cost necessary for the approval of a Special By-law.
Before
J A Ringrose, General Member
Hearing
On Papers
File Numbers
SC 20/42657
Matched Strata Plans
SP488
Parties
Lot Owner v Owners Corporation
Representation
Solicitors: Bannermans Lawyers (Applicant) Osbornes Lawyers (Respondent)
Orders
1. The respondent is to pay the applicant’s costs as agreed or failing an agreement as assessed under Part 4.3 Division 7 of the Legal Profession Uniform Law Application Act 2014. 2. The costs as agreed or assessed under Order 1 shall be payable within 28 days of the date of agreement or assessment.

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Sinnett v The Owners - Strata Plan No. 92002 [2021] NSWCATCD 13
NCAT Orders Made Medium Adverse [2021] NSWCATCD 13 2021-05-19
An applicant, representing lot owners, requested a reallocation of unit entitlements. The Tribunal found the existing unit entitlements were unreasonable and ordered that the owners corporation reallocate unit entitlements in accordance with a valuation report. Costs were not awarded.
LAND LAW – Strata Title – reallocation of unit entitlements – consideration of valuation -unreasonable initial allocation – exercise of discretion
Before
G Ellis SC, Senior Member
Hearing
19 May 2021
File Numbers
SC 20/47894
Matched Strata Plans
SP92002
Parties
Lot Owner v Owners Corporation
Orders
1.That, pursuant to section 236(1) of the Strata Schemes Management Act 2015, the allocation of unit entitlements among the lots in Strata Plan No 92002 be in accordance with the schedule of proposed unit entitlements in the valuation report of Christopher Smith of Robertson & Robertson dated 27 July 2020, details of which are set out below, with the total number of unit entitlements being 1,000. Lot 1 77 Lot 9 79 Lot 2 70 Lot 10 79 Lot 3 70 Lot 11 79 Lot 4 70 Lot 12 71 Lot 5 70 Lot 13 59...

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Charitou v The Owners – Strata Plan No 10394 [2021] NSWSC 392
Supreme Court Orders Made Medium Adverse [2021] NSWSC 392 2021-04-19
An applicant sought to enforce a contract to purchase common property. The tribunal found the applicant was not entitled to extend the contract's completion date and that the respondent validly terminated the contract. Therefore, the applicant's claim was dismissed, and the respondent's cross-claim was successful.
CONTRACTS – construction – interpretation – contract for sale of land – completion conditional upon building works requiring development approval – completion date to be extended if purchaser brought legal proceedings concerning development approval or if works delayed for reasons outside...
Before
Parker J
Hearing
22, 23 and 24 February 2021; further written submissions 25 February 2021
File Numbers
2017/384966
Matched Strata Plans
SP10394
Parties
Third Party v Owners Corporation
Representation
Counsel: AM Hochroth/EHG Steele (Plaintiff/Cross-Defendant) RA Parsons (Defendant/Cross-Claimant) Solicitors: Andresakis & Associates Lawyers (Plaintiff/Cross-Defendant) Le Page Lawyers...
Orders
See [86]-[90]

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Huang v The Owners – Strata Plan No 7632 (No 2) [2021] NSWCATAP 67
NCAT Orders Made Medium Adverse [2021] NSWCATAP 67 2021-03-19
The applicant, two lot owners, had unsuccessfully appealed against a prior decision requiring them to remove unauthorized works on common property. The Tribunal then considered the respondent's application for costs. The Tribunal found the appeal lacked merit, and the appellants' conduct unreasonably prolonged the proceedings, and ordered the appellants to pay the respondent's costs.
COSTS – appeals – held appeal proceedings were without merit and endeavoured to re-agitate and relitigate matters previously decided adversely to the appellants – held constituted “special circumstances” justifying the making of a costs order.
Before
The Hon F Marks, Principal Member K Ransome, Senior Member
Hearing
On the papers
File Numbers
2020/00370936 (AP 20/31659); 2020/00371032 (AP 20/38595)
Matched Strata Plans
SP7632
Parties
Lot Owner v Owners Corporation
Representation
Solicitors: Appellants (Self Represented) Grace Lawyers Pty Ltd (Respondent)
Orders
We order that the appellants pay the costs of the respondent of these appeals in an amount assessed on the basis set out in the legal costs legislation (as defined in section 3A of the Legal Profession Uniform Law Application Act 2014) in default of agreement.

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Cases matched from NSW caselaw via strata plan (SP) numbers. Includes NCAT, Supreme Court, and Court of Appeal decisions from 2021 onwards. A case appearing here means a scheme managed by PICA Services Pty Ltd was involved — not necessarily that the manager was at fault.
Data sourced from the NSW StrataHub public register. PICA Services Pty Ltd is 1 of 459 strata managers tracked by Compare Strata. Browse all managers or find managers by suburb.