Unit Entitlements


We specialise in Unit Entitlements Valuations and are committed to providing developers with accurate and prompt valuations in order to help keep their developments on schedule.

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Value One Property Consultants specialise in Unit Entitlements Valuations and are committed to providing developers with accurate and prompt valuations in order to help keep their developments on schedule.

We have many years experience in the completion of Unit Entitlement Valuations, typically for dispute resolution/review purposes, but also in assisting developers with the initial allocations at time of strata plan registration.

We are fully insured and guarantee the accuracy of our valuations.

We are typically able to complete Unit Entitlement Valuations within 5-10 days of receiving formal instruction assuming all required documents are available for review and access to the site is readily available. Understanding the significant holding costs involved with a development however, we can sometimes prioritise instructions for faster completion is required more urgently.

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A qualified valuer is required in any of the following circumstances:

Surveyors / Developers / Project Managers
  • Initial assignment of unit entitlements at the time of submission for registration.
Individuals
  • Review of existing Unit Entitlements to ensure equitable distribution.
  • Determination provided to Owners’ Corporation to change Unit Entitlements.
Owners’ Corporations / Strata Managers
  • Strata renewal / dissolution, in circumstances of a collective sale or redevelopment.
  • Where there is significant alteration to one or more Lots and/or Common Property within a development, that is likely to affect unit entitlement i.e. subdivision or change of use.
  • Current Unit Entitlements of a Strata Scheme are considered unreasonable and require review / adjustment (Sec 236 Application).
  • In some instances a unit entitlement table on a registered plan may include simple typographic errors. These still require an accredited valuation and application to the NSW Civil and Administrative Tribunal (NCAT) for assessment.
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Unit Entitlements

The Value One Property Consultants team of property valuers all carry the highest level unrestricted (CPV) qualification and a minimum of Associate Level membership to the Australian Property Institute and as such, are governed by strict Codes of Conduct and Professional Practice Standards.

We guarantee a fast, accurate and fully compliant valuation service to help minimise delays and keep developments on schedule.

Unit entitlements are far more than just a number on a strata plan. They determine the proportion of ownership a Lot holder carries in the whole of a development, including common areas. They quantify both the legal and financial rights and obligations of property owners within a Strata or Neighbourhood Title development. Accordingly, incorrect apportionment can carry heavy financial implications to property owners.

Some of the factors that are directly affected by an owner’s unit entitlement apportionment include the following:

  • Voting rights within the owners’ corporation
  • Owner’s share of strata levies and any special levies or maintenance contributions
  • Share of distributions in excess capital or monies received (including at sale of development)
  • Owner’s entitlements following termination of a scheme
  • Underlying share of common property areas
  • Amount of depreciation allowance for investors
  • Council rates and land tax apportionment

Unit entitlements are allocated at the time of initial registration of a strata plan at completion of a development project, or at a point of significant change within a development. Unit entitlements are determined by a suitably qualified valuer within the definition of market value.

Value One Property Consultants are fully qualified and highly experienced to be able to assist clients with both establishing initial unit entitlements and review of existing allocations.

Unit entitlements impact more than just an owners voting rights within the strata committee. Unit entitlements are also the measure that dictates how much money an owner is required to outlay annually for things such as: strata levies and any special levies or maintenance contributions, council rates, land tax apportionment and even affects the amount of claimable depreciation for investors. Not surprisingly, if the unit entitlements are not correct, the financial implications on property owners can be extremely significant and the cost of investigating the issue is far outweighed by the cost of inaction. Are your unit entitlements correct?

A major proportion of unit entitlements in developments completed prior to 30th November 2016 are incorrect and offer sufficient grounds for review. Some errors are blatant and significant, whereas others are more minor in nature, but even small discrepancies can cost an owner thousands over the life of their investment.

Some indications that your unit entitlements may be incorrect include:

  • All Lots having evenly apportioned entitlements despite being quite different in nature;
  • Lots of significantly different value (due to views or similar) having similar entitlements;
  • Car spaces being identified by separate Lot numbers on the strata plan (usually with an entitlement of 1);
  • Strata complex with mixed use commercial and residential Lots, or development Lots;
  • Recent change of permitted land use, such as rezoning of the underlying land.

If you feel that the unit entitlements apportioned to your strata unit are incorrect, it is critical that you have this formally reviewed by a qualified property valuer and rectified as soon as possible.

Contact us today for a guaranteed quick turnaround and professional service you can count on.

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An individual owner and/or an Owners Corporation can lodge an application for a review to change unit entitlements at any time. The principal government department responsible for enforcement of unit entitlements is the Civil and Administrative Tribunal. The primary factor for consideration by the Tribunal in determining if a change is warranted, is the Market value of the individual Lots/units, although it will also factor other matters if deemed relevant at the time.

An application for review of unit entitlements can be lodged by any individual owner, the owners’ corporation, a lessee within a leasehold development and/or a government department (such as local councils etc) who has a financial interest in the entitlements being correct (i.e. through collection of rates or taxes).

The process for changing unit entitlements is relatively straightforward, considering the benefits that can be achieved by following through with the process.

Step 1. Obtain a Valuation Report and/or Valuation Certificate setting out the correct Unit Entitlements from a professional valuer, who is suitably qualified under the Strata Schemes Development Act 2015.

Step 2. Provide report to your owners corporation for consideration/review. This is not a compulsory step as individuals can lodge the application themselves, but it is sometime easier to involve them in the process. Applicants will often be reimbursed for the investigations at this point if merited.

Step 3. Prepare additional form/s for lodgement and have witnessed by an appropriate third party (i.e. conveyancer/lawyers etc). Click here for further detail in regards to lodging an Order Affecting a Strata Scheme;

Step 4. Lodge the application with Civil and Administrative Tribunal for review;

Step 5. Lodge the successful Order of the Civil and Administrative Tribunal and accompanying forms with the Registrar General’s office for registration and enforcement of the new unit entitlements – must be completed within 6 months of obtaining the Order.

Given the way in which unit entitlements were allocated in the past, errors are extremely common and formal reviews will often lead to rectification. If you feel there is a chance that your unit entitlements are incorrect and/or unfair, we strongly recommend that you contact us now for a no obligation quote to have the matter reviewed.

For further detail in regards to review/change of Unit Entitlements, follow this link to the LPI Website.

At Value One Property Consultants we are regularly asked how much does a unit entitlement valuation cost? The cost of Unit Entitlement Valuations can start from as low as $300, although fees are typically quoted on an individual basis. The reason for this is that the costs associated with preparing the reports can vary significantly depending on the size, location and type of development in which the units reside. Valuations must be based on the condition of the Lots as at the date of original registration and therefore cost is also affected by availability to information in regards to this.

Although not compulsory, the cost associated with obtaining a valuation for unit entitlements are often reimbursed to an individual by their respective Owners Corporation if amendments are warranted.

Regardless, in the instance where the Tribunal deems that unit entitlements were distributed unfairly, it has the power to enforce an Ancillary Order for reimbursement of the valuation fees and any other reasonably incurred costs to the applicant.

Even more significantly, the Tribunal can enforce reimbursement of any amounts (strata levies etc) incurred by the applicant and/or Owners Corporation within the preceding 6 years, that it deems to have been overpayments caused by unreasonably apportioned unit entitlements.

Contact the Value One Property Consultants team for a no obligation free quote. We will not be beaten on price.

We understand that although fees are often reimbursed to the Applicant, the expense of investigation can still be quite exorbitant upfront. Value One Property Consultants offer a discounted upfront service which can assist in cases where the applicant is uncertain if proceeding with a full report is viable.

Give us a call if you wish to discuss this option.

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In March 2016 the Valuers Act 1975 was similarly repealed, removing the legal requirement for valuers to be licensed and registered with Dept of Fair Trading. The valuation industry has become self regulated and as such, it is now more important than ever to ensure your valuer is suitably qualified to safeguard against your valuation being non compliant under the legislation. There is a risk of other professionals moonlighting as valuers under the current structure.

The Value One Property Consultants team has in excess of 30 years combined experience specialising in the assessment of Unit Entitlement Valuations and are ideally positioned to assist clients with the transition period. Our staff all hold current full registration as required under the Valuers Registration Act 1975. Our staff carry a minimum of Associate Level membership to the Australian Property Institute and as such, are governed by strict Codes of Conduct and Professional Practice Standards.We guarantee a fast, accurate and fully compliant valuation service to help minimise delays and keep developments on schedule.

If you have any questions regarding our qualifications or the qualifications of your current valuer, please don’t hesitate to get in touch.

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The method required is the standard methodology used for determining market value. It is be determined by “… estimating the amount for which the building and the site would be sold for in an arms length transaction between a buyer and seller who both act, knowledgeably, prudently and without compulsion”.

Valuations are to be assessed based on current market values as at the initial registration date of the Strata Scheme, a subsequent registration date or when some significant change occurred within the development. Valuations completed for initial establishment of unit entitlements must have a date of assessment being no more than 2 months prior to lodgement for registration.

Property Valuation


We provide our clients with concise, accurate and timely property valuation reports which are customised to their specific intended use.

Our expertise >
Value One Property Consultants provide our clients with concise, accurate and timely property valuation reports which are customised to their specific intended use.

Family Law & Legal


Valuations for family law and legal purposes across residential, commercial, industrial and rural property types.

Our expertise >
Value One Property Consultants valuations for family law and legal purposes across residential, commercial, industrial and rural property types.

Buyers Agent


Take the stress, emotion and guesswork out of the property market by appointing a Value One Property Consultants professional to handle the process for you.

Our expertise >
Value One Property Consultants full service package, we represent you throughout the entire negotiation and buying process.

Advisory / Consultancy Services


We're regularly commissioned by our clients to provide more enhanced and personable face to face type advice.

Our expertise >
Value One Property Consultants Advisory Consultancy Services

Property Valuation


We provide our clients with concise, accurate and timely property valuation reports which are customised to their specific intended use.

Our expertise >
Value One Property Consultants provide our clients with concise, accurate and timely property valuation reports which are customised to their specific intended use.

Family Law & Legal


Valuations for family law and legal purposes across residential, commercial, industrial and rural property types.

Our expertise >
Value One Property Consultants valuations for family law and legal purposes across residential, commercial, industrial and rural property types.

Buyers Agent


Take the stress, emotion and guesswork out of the property market by appointing a Value One Property Consultants professional to handle the process for you.

Our expertise >
Value One Property Consultants full service package, we represent you throughout the entire negotiation and buying process.

Advisory / Consultancy Services


We're regularly commissioned by our clients to provide more enhanced and personable face to face type advice.

Our expertise >
Value One Property Consultants Advisory Consultancy Services

Property Valuation


We provide our clients with concise, accurate and timely property valuation reports which are customised to their specific intended use.

Our expertise >
Value One Property Consultants provide our clients with concise, accurate and timely property valuation reports which are customised to their specific intended use.

Family Law & Legal


Valuations for family law and legal purposes across residential, commercial, industrial and rural property types.

Our expertise >
Value One Property Consultants valuations for family law and legal purposes across residential, commercial, industrial and rural property types.

Buyers Agent


Take the stress, emotion and guesswork out of the property market by appointing a Value One Property Consultants professional to handle the process for you.

Our expertise >
Value One Property Consultants full service package, we represent you throughout the entire negotiation and buying process.

Advisory / Consultancy Services


We're regularly commissioned by our clients to provide more enhanced and personable face to face type advice.

Our expertise >
Value One Property Consultants Advisory Consultancy Services
Value One Property Consultants Request a Quote

Get in touch

Please contact us for a no obligation free quote, or to discuss your valuation needs.


    Get in touch

    Please contact us for a no obligation free quote, or to discuss your valuation needs.


      Value One Property Consultants Request a Quote