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Since our inception in the early 1970’s as part of the Summit Homes Group, Summit Realty has built a wealth of experience in local real estate. We handle sales, purchases, rental investments and strata complex management. Our focus is building long term relationships with our clients; from buying a first home to retirement living.
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Summit Realty has consistently served the Rockingham area since the early ‘70s – no one knows Rockingham like us! We have grown to fit the property demands of a changing population and offer a wide range of services to help locals with all aspects of their property journey. From land sales, to buying or selling new or established homes, retirement living or managing your rental property or strata complex, we have experienced and specialist teams ready to help you.
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Aug 27, 2026
How Are Strata Levies Calculated in WA?
How are Strata Levies Calculated in WA? For many strata owners, receiving a levy notice can raise a simple question: how was this amount actually calculated? Strata levies are not simply an amount decided by a strata manager or added to a notice at random. They are based on the anticipated costs of operating and maintaining the strata scheme, with each owner’s contribution generally determined according to the unit entitlement of their lot. Understanding how the budgeting and approval process works can make levy notices easier to understand and highlight why paying levies on time is so important to the ongoing financial health and maintenance of a strata property. What are strata levies? Strata levies, also known as contributions, are payments made by lot owners to the strata company to fund the costs and expenses associated with running and maintaining the scheme. These costs can include maintaining common property, insurance, gardening, cleaning, utilities, administration, strata management fees and other expenses associated with the operation of the property. The strata company has a responsibility to manage and maintain common property for the benefit of all owners. This means having sufficient funds available is essential to ensure the scheme can meet its financial obligations and keep the property in good condition. In simple terms, strata levies provide the financial resources needed to run the property today and plan for its future. How is the annual strata budget prepared? The amount owners pay in levies starts with the strata company's annual budget. When preparing the budget, anticipated expenditure for the coming financial year is considered. This can include regular operating expenses, such as: Building and public liability insurance Gardening and landscaping Cleaning Electricity and other utilities for common property Routine repairs and maintenance Strata management fees Administrative and compliance costs Other anticipated expenses associated with the scheme The budget should also take into account the scheme's existing financial position and expected income and expenditure. For schemes that are required to have a 10-year maintenance plan, the budget must also take that plan into account. The strata manager can assist the Council of Owners by providing financial information, reviewing previous expenditure, obtaining quotes and helping identify anticipated costs. However, the strata company remains responsible for determining the amounts required. Who approves the budget? The proposed annual budget is presented to owners at the Annual General Meeting (AGM). Owners have an opportunity to consider the proposed expenditure and levy contributions before voting on the budget. In WA, the strata company is required to prepare an annual budget for approval at the AGM by ordinary resolution. This means the levies shown on owners' notices are linked to a budget that has gone through the strata company's governance and approval process. The Council of Owners plays an important role in overseeing the financial management of the scheme between general meetings, while the strata manager, where one is appointed, provides professional assistance with administration, financial management and compliance. Administrative Fund vs Reserve Fund One of the most important distinctions for strata owners to understand is the difference between the Administrative Fund and the Reserve Fund. Administrative Fund The Administrative Fund is used for the regular and ongoing costs of operating the strata scheme. This can include: Insurance Gardening and cleaning Routine maintenance and repairs Common property utilities Administrative expenses Strata management fees Other day-to-day costs of managing the scheme The Strata Titles Act 1985 (WA) requires a strata company to establish an administrative fund sufficient, in its opinion, for the control and management of common property, insurance premiums and other obligations of the strata company. Reserve Fund The Reserve Fund is designed to help the strata company prepare for significant future expenditure, such as major repairs, maintenance, renewal or replacement of common property. Examples could include: Major roof repairs Repainting Lift replacement Significant building works Structural changes Other substantial future capital expenditure For designated strata companies — generally schemes with 10 or more lots or a building replacement value of $5 million or more — a reserve fund and 10-year maintenance plan are required. The 10-year plan identifies anticipated major works and their estimated costs and must be reviewed at least every five years. Having money set aside for future works can help reduce the risk of owners facing unexpectedly large financial demands when major projects become necessary. How are individual strata levies calculated? Once the total amount required for the financial year has been determined, each owner's contribution is generally calculated according to the unit entitlement of their lot. Unit entitlement is recorded on the registered Schedule of Unit Entitlements. It represents each lot's proportionate interest within the scheme and is an important factor in determining the contributions payable by owners. For administrative fund contributions, the Strata Titles Act 1985 (WA) provides that contributions are generally levied in proportion to the unit entitlements of the respective lots, although scheme by-laws may provide for a different basis in certain circumstances. Reserve fund contributions are levied in proportion to unit entitlements. A simple example Imagine a strata scheme has a total annual budget of $120,000 and the combined unit entitlements of all lots equal 1,000. If your lot has a unit entitlement of 100, your proportion is: 100 ÷ 1,000 = 10% If the entire $120,000 were being raised on that basis, your annual contribution would be: 10% × $120,000 = $12,000 per year If levies are payable quarterly, this would equate to: $12,000 ÷ 4 = $3,000 per quarter This is a simplified example. In an actual scheme, administrative and reserve fund contributions may be calculated separately, and the scheme's by-laws and the requirements of the Strata Titles Act 1985 (WA) must be considered. It is also important to understand that unit entitlement is not simply based on the size of a lot. Landgate explains that unit entitlement is based on the relative value of lots, with different valuation approaches applying to strata and survey-strata schemes. Why do strata levies sometimes increase? An increase in strata levies does not necessarily mean the strata company is spending unnecessarily. Costs can change from one year to the next due to factors such as insurance premiums, contractor costs, utilities, repairs, maintenance requirements and planned capital works. A responsible budget should consider both the immediate operating requirements of the scheme and its longer-term maintenance needs. For schemes with a 10-year maintenance plan, anticipated future works should be considered when preparing the annual budget. Keeping levies artificially low may appear attractive in the short term, but insufficient funding can make it more difficult for a strata company to maintain the property properly or pay for major works when they become necessary. Why paying your levies on time matters Every owner contributes to the financial health of the strata scheme. When owners pay their levies on time, the strata company has the funds it needs to pay invoices, maintain common property, meet insurance and other financial obligations, and build reserves for future works. Unpaid levies can place additional financial pressure on the strata company and, ultimately, other owners. Regular and appropriate levy contributions therefore aren't simply another cost of owning a strata property — they are an investment in the ongoing operation, maintenance and protection of the property. The bottom line Strata levies are not set at random. They are based on the costs the strata company anticipates it will need to meet, as outlined through the annual budgeting process. The process can be summarised as: Assess anticipated expenditure The strata company considers operating costs, maintenance requirements, insurance, existing funds and future expenditure. Prepare the annual budget The proposed budget identifies the income and expenditure required for the coming financial year. Consider the reserve fund and future works Where applicable, the 10-year maintenance plan helps identify future major works and the funding required. Present the budget to owners The proposed budget and levy contributions are presented at the AGM. Owners approve the budget The annual budget is approved by ordinary resolution at the AGM. Levy contributions are calculated Owners' contributions are generally determined according to their lot's unit entitlement, subject to the requirements of the Act and applicable by-laws. Understanding this process can give owners greater confidence when reviewing their levy notices and participating in AGM discussions. Ultimately, strata levies play an important role in maintaining the condition of common property, meeting the scheme's financial obligations and planning for the future. A well-managed strata scheme needs appropriate funding today to protect the property and its value tomorrow. Want to understand your strata levies? If you have questions about your levy contributions, annual budget or the financial management of your strata scheme, our experienced strata team is here to help. Get in touch with us today by emailing strata@summitrealty.com.au to discuss your strata needs or find out how we can help your scheme be better managed. For further information, owners can refer to the Strata Titles Act 1985 (WA) and Landgate's information on strata in WA. This article provides general information about strata levies in Western Australia and should not be taken as legal or financial advice. Specific levy arrangements can vary between strata schemes and should be considered in conjunction with the Strata Titles Act 1985 (WA), regulations and applicable scheme by-laws....
Aug 27, 2026
Minor Modification Forms - What WA Tenants and Owners Need to Know
For many tenants, making a rental property feel like home can involve small changes – hanging pictures, installing child safety devices, improving security or making simple water-saving upgrades. In Western Australia, tenants can make certain changes known as minor modifications, but there is an important process to follow before any work begins. Understanding the Minor Modification process helps tenants know their rights and responsibilities, while giving landlords and property owners confidence that proposed changes are properly documented and the property remains well maintained. What is a minor modification? A minor modification is a small change that helps a tenant personalise or improve their rental home. Under Western Australia's residential tenancy legislation, tenants must seek the landlord's permission before carrying out a minor modification by completing Form 26 – Minor Modification Request. Examples of minor modifications can include: Installing picture hooks Installing screws for a wall-mounted shelf, bracket or TV Installing wall anchoring devices for furniture or televisions Installing child safety devices, including adhesive locks and window safety devices Installing pressure-mounted safety gates Installing water-saving shower heads that meet the required water-efficiency rating Installing hand-held shower heads Replacing suitable light bulbs with LED bulbs where new fittings are not required Installing curtains, blinds or curtain/blind cord anchors Installing flyscreens Installing draught-proofing Installing a lock on a letterbox or gate Installing a wireless doorbell Creating a vegetable or herb garden Some modifications, such as lever-style taps, phone or internet connections, painting, non-permanent window film and hard-wired security lights, alarms or cameras, may also be considered minor modifications but can require the work to be completed by a suitably qualified tradesperson. Why is Form 26 important? The most important thing for tenants to remember is do not carry out the modification first and ask for approval afterwards. Form 26 provides a formal record of what the tenant is requesting and gives the landlord or property manager the information needed to make an informed decision. Tenants should provide as much detail as possible about the proposed modification, keep a copy of the completed form and retain evidence of how and when it was provided. Written approval also protects both parties. It creates a clear record of what was agreed, including any conditions that may apply, and can help prevent misunderstandings or disputes later in the tenancy. What happens after the request is submitted? Once the landlord receives Form 26, they have 14 days, starting from the day after the request is received, to respond in writing. The landlord can: Approve the request Approve the request with conditions Refuse the request, where the legislation allows them to do so If the landlord does not respond within the 14-day period, the request is generally automatically approved. However, tenants should still ensure the proposed modification is legally permitted and consider whether other laws, strata rules or property-specific restrictions apply. For certain refusals or conditions, the landlord may need to apply to the Commissioner for Consumer Protection for approval. Tenants can also apply to the Commissioner if they believe a refusal or condition is not permitted or is unreasonable. What are the tenant's responsibilities? Approval to make a minor modification does not mean the tenant can simply make the change and leave it for the next occupant. Generally, the tenant is responsible for: Paying for the modification Maintaining and repairing the modification Removing the modification at the end of the tenancy unless the landlord has agreed for it to remain Repairing any damage caused by the modification when the tenancy ends For example, if a tenant installs picture hooks and later removes them, they may need to fill holes and restore the wall as required. Tenants should therefore consider the cost of both installing and removing a modification before proceeding. What should owners consider? For landlords and property owners, a minor modification request should be considered reasonably and in accordance with the requirements of the Residential Tenancies Act. Owners should consider factors such as: What exactly is being installed or changed? Where will the modification be located? Could it damage the property? Does the work need to be completed by a qualified tradesperson? Are there any relevant strata, heritage, safety or other legal requirements? What conditions, if any, are reasonable and permitted? It is important that owners and property managers avoid imposing unnecessary or excessive conditions. Recent Commissioner decisions demonstrate that conditions need to be reasonable and supported by the circumstances of the particular request. Security and safety improvements Minor modifications can also allow tenants to make practical improvements to their home, including certain security and child-safety measures. Examples include child safety locks, window safety devices, flyscreens, gate or letterbox locks and certain security systems. Some security-related changes have specific rules, particularly modifications relating to family and domestic violence, so tenants should check which provisions and forms apply to their circumstances. Keep everything in writing Whether you are a tenant or a property owner, keeping clear written records is one of the simplest ways to avoid disputes. Tenants should keep: A copy of Form 26 The landlord's written response Details of any conditions attached to the approval Receipts or invoices for work completed Any relevant photographs or documentation Owners and property managers should also retain the request, decision and supporting documentation as part of the property's tenancy records. The key takeaway for tenants and owners Minor modifications provide tenants with a practical way to personalise and improve their rental home while maintaining appropriate protections for property owners. The process is straightforward: request permission using Form 26 before carrying out the work, wait for the required response, and keep a written record of the agreement and any conditions. For owners, responding within the required timeframe and ensuring any conditions or refusals comply with the legislation is equally important. Taking the time to follow the correct process can help protect the property, clarify everyone's responsibilities and reduce the potential for disputes when the tenancy comes to an end. Need more information? For the current Form 26 – Minor Modification Request and detailed information about minor modifications in Western Australian rental properties, visit Consumer Protection WA – Minor Modification Request Form 26. This article provides general information only and should not be considered legal advice. Residential tenancy requirements can change, so tenants and property owners should refer to Consumer Protection WA for the most current information. Get in touch with our experienced property management team today on 08 9592 8188 to discuss your rental property or learn more about how we can help make managing your tenancy easier. ...
Aug 27, 2026
Introducing the Summit Edge
Presentation beats potential When it comes to selling your home, first impressions matter. Buyers make quick decisions based on how a property looks, feels and presents from the moment they walk through the door. A home with great potential may have all the right features, but if it isn't presented at its best, buyers may struggle to see that potential. A well-presented home, on the other hand, creates an emotional connection, attracts more attention and can help generate stronger competition. That’s why Summit Realty is introducing Summit Edge – a value-added service designed to help homeowners get their property sale-ready and achieve the highest possible price. Making your home stand out Summit Edge is about identifying the improvements that can make the biggest difference to your property's presentation and market appeal. This could be as simple as a professional clean and declutter, or it may involve furniture staging, fresh paint, landscaping or targeted renovations. Importantly, the goal isn't to renovate for the sake of renovating. It's about identifying the right improvements for your property and your target market, focusing on changes that can enhance buyer appeal without unnecessary expense. Services may include: Furniture staging to create inviting, functional spaces and help buyers visualise themselves living in the home. Cleaning and presentation including deep cleaning, decluttering and those finishing touches that make a property feel fresh and move-in ready. Painting and cosmetic improvements to refresh tired or dated areas. Renovations and repairs where targeted improvements could make a meaningful difference to buyer perception and value. Outdoor presentation and landscaping to strengthen street appeal and showcase entertaining and lifestyle areas. Other sale-ready services tailored to the individual property. Professional property preparation combining services such as staging, cleaning, painting, flooring and renovations, aims to maximise appeal while avoiding unnecessary work. Get the work done now and pay on settlement One of the key benefits of Summit Edge is the potential to access value-added services without needing to find the full upfront cost before your property sells. Eligible homeowners may be able to access up to $25,000 towards approved home improvements, with payment deferred until settlement. This means you could have the work completed before your property goes to market, allowing buyers to experience your home at its best, while preserving your cash flow until settlement. “Increase your home value and sell faster. Up to $25,000 toward your home renovations, pay on settlement (T&C's apply).” — Brock Gurr, General Manager, Summit Realty— Terms, conditions and eligibility criteria apply. Why presentation matters Selling a property is about more than simply putting a home on the market. It's about creating a product that buyers want to compete for. A clean, beautifully presented and thoughtfully styled home can: Create a stronger first impression. Help buyers emotionally connect with the property. Make rooms feel larger, brighter and more functional. Highlight the home's best features. Attract more attention online and at home opens. Encourage stronger buyer competition. Potentially reduce time on the market. Help maximise the final sale price. Summit Edge gives sellers another advantage by bringing together the expertise, services and improvements needed to prepare a property for market. Not sure what your home needs? Every property is different. What works for one home won't necessarily deliver the same result for another. That's why the Summit Edge starts with understanding your property, its current presentation and what buyers are looking for in your local market. From there, we can help identify where your investment in preparation is likely to have the greatest impact. Sometimes the answer might be professional staging. Sometimes it's a fresh coat of paint, new flooring or landscaping. And sometimes it's simply a thorough clean and declutter. The key is knowing what to do – and what not to do. With Summit Edge, our focus is on strategic improvements that help your property make the strongest possible impression when it hits the market. Ready to give your property the Summit Edge? If you're thinking about selling, don't leave your home's presentation to chance. Talk to the Summit Realty team about how The Summit Edge can help you prepare your property, enhance its appeal and position it for the best possible result. Presentation beats potential. Let's make sure buyers see the best in your home. Contact Summit Realty today on 9592 8188 or reception@summitrealty.com.au to find out more about The Summit Edge and whether you could be eligible for up to $25,000 towards approved improvements, payable on settlement. T&Cs apply....
Jul 28, 2026
Warnbro Earns a Spot Among WA's Top 20 Affordable Suburbs - The West Australian
Government policies designed to give first-homebuyers a much-needed upper hand appear to have fallen flat, with new data indicating a bigger drop in entry level buyers than investors. New data from Loan Market, one of Australia’s biggest broking groups, show applications to its brokers from first home buyers in WA from February to June this year dropped 35 per cent, while those from investors fell 24.5 per cent in the same period. Compared to June last year, investor loans with Loan Market were down 13 per cent in WA, and first home buyer loans were down a massive 30.5 per cent. It follows the Federal Government’s tax changes to deter investors from the market, and an expansion of the 5 per cent Home Guarantee designed to help first home buyers get into the market. Loan Market said there was a bigger drop in investors nationally over the same periods, with WA the only State where there was a heftier fall in first home buyers than investors. Loan Market’s Balpreet Bal confirmed there were more investors coming to him for loans than first home buyers. “The rental yield in Perth is still good so that’s contributing to a stronger investment market in WA,” he said. “But first home buyers are really confused about which way the market will go and they are holding back.” Mr Bal said suburbs with over-inflated prices were now seeing price drops, but most suburbs appeared to be holding their value. “In some areas prices are holding,” he said. “Vic Park is holding better than Armadale, for example.” Property analyst Gavin Hegney said both investors and first home buyers were concerned about affordability, and were in “wait and see mode.” “It’s classic stagflation,” he said. Mr Hegney said a significant portion of would-be investors had decided against investment because they could not afford to sustain an investment property without negative gearing benefits. But he believes the anticipated increase in rents — set to eventuate amid the shrinking pool of rental properties — will eventually lure some back in. Meanwhile, a big portion of first home buyers were unable — or unwilling — to buy in a market which had seen prices practically double since the pandemic. Rising rents will make it harder for them to beat the rent trap. Mr Hegney said many entry-level buyers were waiting to see if homes dropped in value over the next few months as investment competition weakened. The three rate hikes had reduced borrowing power at a time when the expanded Home Guarantee fuelled the price of entry-level homes, pushing $750,000 homes to the $850,000 scheme price-threshold within months of the announcement. Research by the Real Estate Institute of WA, exclusively for the The West Australian, shows that while affordability is critically low across WA, there are 37 suburbs in Perth with a house median price below $800,000. The cheapest is Mandurah, in Peel, which has a median sale price of $675,000. In Greater Perth, Medina takes the mantle for the cheapest house median, at $680,000 and Warnbro, in the Rockingham region with a house median of $790,000. REIWA included only suburbs with 28 or more sales in the year to June 2026. Original article written by The West Australian and posted on Perth Now. If you're looking at buying or selling in Warnbro or the surrounding Rockingham region call 9592 8188 or email reception@summitrealty.com.au for a no-obligation chat or FREE appraisal....
Aug 27, 2026
How Are Strata Levies Calculated in WA?
How are Strata Levies Calculated in WA? For many strata owners, receiving a levy notice can raise a simple question: how was this amount actually calculated? Strata levies are not simply an amount decided by a strata manager or added to a notice at random. They are based on the anticipated costs of operating and maintaining the strata scheme, with each owner’s contribution generally determined according to the unit entitlement of their lot. Understanding how the budgeting and approval process works can make levy notices easier to understand and highlight why paying levies on time is so important to the ongoing financial health and maintenance of a strata property. What are strata levies? Strata levies, also known as contributions, are payments made by lot owners to the strata company to fund the costs and expenses associated with running and maintaining the scheme. These costs can include maintaining common property, insurance, gardening, cleaning, utilities, administration, strata management fees and other expenses associated with the operation of the property. The strata company has a responsibility to manage and maintain common property for the benefit of all owners. This means having sufficient funds available is essential to ensure the scheme can meet its financial obligations and keep the property in good condition. In simple terms, strata levies provide the financial resources needed to run the property today and plan for its future. How is the annual strata budget prepared? The amount owners pay in levies starts with the strata company's annual budget. When preparing the budget, anticipated expenditure for the coming financial year is considered. This can include regular operating expenses, such as: Building and public liability insurance Gardening and landscaping Cleaning Electricity and other utilities for common property Routine repairs and maintenance Strata management fees Administrative and compliance costs Other anticipated expenses associated with the scheme The budget should also take into account the scheme's existing financial position and expected income and expenditure. For schemes that are required to have a 10-year maintenance plan, the budget must also take that plan into account. The strata manager can assist the Council of Owners by providing financial information, reviewing previous expenditure, obtaining quotes and helping identify anticipated costs. However, the strata company remains responsible for determining the amounts required. Who approves the budget? The proposed annual budget is presented to owners at the Annual General Meeting (AGM). Owners have an opportunity to consider the proposed expenditure and levy contributions before voting on the budget. In WA, the strata company is required to prepare an annual budget for approval at the AGM by ordinary resolution. This means the levies shown on owners' notices are linked to a budget that has gone through the strata company's governance and approval process. The Council of Owners plays an important role in overseeing the financial management of the scheme between general meetings, while the strata manager, where one is appointed, provides professional assistance with administration, financial management and compliance. Administrative Fund vs Reserve Fund One of the most important distinctions for strata owners to understand is the difference between the Administrative Fund and the Reserve Fund. Administrative Fund The Administrative Fund is used for the regular and ongoing costs of operating the strata scheme. This can include: Insurance Gardening and cleaning Routine maintenance and repairs Common property utilities Administrative expenses Strata management fees Other day-to-day costs of managing the scheme The Strata Titles Act 1985 (WA) requires a strata company to establish an administrative fund sufficient, in its opinion, for the control and management of common property, insurance premiums and other obligations of the strata company. Reserve Fund The Reserve Fund is designed to help the strata company prepare for significant future expenditure, such as major repairs, maintenance, renewal or replacement of common property. Examples could include: Major roof repairs Repainting Lift replacement Significant building works Structural changes Other substantial future capital expenditure For designated strata companies — generally schemes with 10 or more lots or a building replacement value of $5 million or more — a reserve fund and 10-year maintenance plan are required. The 10-year plan identifies anticipated major works and their estimated costs and must be reviewed at least every five years. Having money set aside for future works can help reduce the risk of owners facing unexpectedly large financial demands when major projects become necessary. How are individual strata levies calculated? Once the total amount required for the financial year has been determined, each owner's contribution is generally calculated according to the unit entitlement of their lot. Unit entitlement is recorded on the registered Schedule of Unit Entitlements. It represents each lot's proportionate interest within the scheme and is an important factor in determining the contributions payable by owners. For administrative fund contributions, the Strata Titles Act 1985 (WA) provides that contributions are generally levied in proportion to the unit entitlements of the respective lots, although scheme by-laws may provide for a different basis in certain circumstances. Reserve fund contributions are levied in proportion to unit entitlements. A simple example Imagine a strata scheme has a total annual budget of $120,000 and the combined unit entitlements of all lots equal 1,000. If your lot has a unit entitlement of 100, your proportion is: 100 ÷ 1,000 = 10% If the entire $120,000 were being raised on that basis, your annual contribution would be: 10% × $120,000 = $12,000 per year If levies are payable quarterly, this would equate to: $12,000 ÷ 4 = $3,000 per quarter This is a simplified example. In an actual scheme, administrative and reserve fund contributions may be calculated separately, and the scheme's by-laws and the requirements of the Strata Titles Act 1985 (WA) must be considered. It is also important to understand that unit entitlement is not simply based on the size of a lot. Landgate explains that unit entitlement is based on the relative value of lots, with different valuation approaches applying to strata and survey-strata schemes. Why do strata levies sometimes increase? An increase in strata levies does not necessarily mean the strata company is spending unnecessarily. Costs can change from one year to the next due to factors such as insurance premiums, contractor costs, utilities, repairs, maintenance requirements and planned capital works. A responsible budget should consider both the immediate operating requirements of the scheme and its longer-term maintenance needs. For schemes with a 10-year maintenance plan, anticipated future works should be considered when preparing the annual budget. Keeping levies artificially low may appear attractive in the short term, but insufficient funding can make it more difficult for a strata company to maintain the property properly or pay for major works when they become necessary. Why paying your levies on time matters Every owner contributes to the financial health of the strata scheme. When owners pay their levies on time, the strata company has the funds it needs to pay invoices, maintain common property, meet insurance and other financial obligations, and build reserves for future works. Unpaid levies can place additional financial pressure on the strata company and, ultimately, other owners. Regular and appropriate levy contributions therefore aren't simply another cost of owning a strata property — they are an investment in the ongoing operation, maintenance and protection of the property. The bottom line Strata levies are not set at random. They are based on the costs the strata company anticipates it will need to meet, as outlined through the annual budgeting process. The process can be summarised as: Assess anticipated expenditure The strata company considers operating costs, maintenance requirements, insurance, existing funds and future expenditure. Prepare the annual budget The proposed budget identifies the income and expenditure required for the coming financial year. Consider the reserve fund and future works Where applicable, the 10-year maintenance plan helps identify future major works and the funding required. Present the budget to owners The proposed budget and levy contributions are presented at the AGM. Owners approve the budget The annual budget is approved by ordinary resolution at the AGM. Levy contributions are calculated Owners' contributions are generally determined according to their lot's unit entitlement, subject to the requirements of the Act and applicable by-laws. Understanding this process can give owners greater confidence when reviewing their levy notices and participating in AGM discussions. Ultimately, strata levies play an important role in maintaining the condition of common property, meeting the scheme's financial obligations and planning for the future. A well-managed strata scheme needs appropriate funding today to protect the property and its value tomorrow. Want to understand your strata levies? If you have questions about your levy contributions, annual budget or the financial management of your strata scheme, our experienced strata team is here to help. Get in touch with us today by emailing strata@summitrealty.com.au to discuss your strata needs or find out how we can help your scheme be better managed. For further information, owners can refer to the Strata Titles Act 1985 (WA) and Landgate's information on strata in WA. This article provides general information about strata levies in Western Australia and should not be taken as legal or financial advice. Specific levy arrangements can vary between strata schemes and should be considered in conjunction with the Strata Titles Act 1985 (WA), regulations and applicable scheme by-laws....
Aug 27, 2026
Minor Modification Forms - What WA Tenants and Owners Need to Know
For many tenants, making a rental property feel like home can involve small changes – hanging pictures, installing child safety devices, improving security or making simple water-saving upgrades. In Western Australia, tenants can make certain changes known as minor modifications, but there is an important process to follow before any work begins. Understanding the Minor Modification process helps tenants know their rights and responsibilities, while giving landlords and property owners confidence that proposed changes are properly documented and the property remains well maintained. What is a minor modification? A minor modification is a small change that helps a tenant personalise or improve their rental home. Under Western Australia's residential tenancy legislation, tenants must seek the landlord's permission before carrying out a minor modification by completing Form 26 – Minor Modification Request. Examples of minor modifications can include: Installing picture hooks Installing screws for a wall-mounted shelf, bracket or TV Installing wall anchoring devices for furniture or televisions Installing child safety devices, including adhesive locks and window safety devices Installing pressure-mounted safety gates Installing water-saving shower heads that meet the required water-efficiency rating Installing hand-held shower heads Replacing suitable light bulbs with LED bulbs where new fittings are not required Installing curtains, blinds or curtain/blind cord anchors Installing flyscreens Installing draught-proofing Installing a lock on a letterbox or gate Installing a wireless doorbell Creating a vegetable or herb garden Some modifications, such as lever-style taps, phone or internet connections, painting, non-permanent window film and hard-wired security lights, alarms or cameras, may also be considered minor modifications but can require the work to be completed by a suitably qualified tradesperson. Why is Form 26 important? The most important thing for tenants to remember is do not carry out the modification first and ask for approval afterwards. Form 26 provides a formal record of what the tenant is requesting and gives the landlord or property manager the information needed to make an informed decision. Tenants should provide as much detail as possible about the proposed modification, keep a copy of the completed form and retain evidence of how and when it was provided. Written approval also protects both parties. It creates a clear record of what was agreed, including any conditions that may apply, and can help prevent misunderstandings or disputes later in the tenancy. What happens after the request is submitted? Once the landlord receives Form 26, they have 14 days, starting from the day after the request is received, to respond in writing. The landlord can: Approve the request Approve the request with conditions Refuse the request, where the legislation allows them to do so If the landlord does not respond within the 14-day period, the request is generally automatically approved. However, tenants should still ensure the proposed modification is legally permitted and consider whether other laws, strata rules or property-specific restrictions apply. For certain refusals or conditions, the landlord may need to apply to the Commissioner for Consumer Protection for approval. Tenants can also apply to the Commissioner if they believe a refusal or condition is not permitted or is unreasonable. What are the tenant's responsibilities? Approval to make a minor modification does not mean the tenant can simply make the change and leave it for the next occupant. Generally, the tenant is responsible for: Paying for the modification Maintaining and repairing the modification Removing the modification at the end of the tenancy unless the landlord has agreed for it to remain Repairing any damage caused by the modification when the tenancy ends For example, if a tenant installs picture hooks and later removes them, they may need to fill holes and restore the wall as required. Tenants should therefore consider the cost of both installing and removing a modification before proceeding. What should owners consider? For landlords and property owners, a minor modification request should be considered reasonably and in accordance with the requirements of the Residential Tenancies Act. Owners should consider factors such as: What exactly is being installed or changed? Where will the modification be located? Could it damage the property? Does the work need to be completed by a qualified tradesperson? Are there any relevant strata, heritage, safety or other legal requirements? What conditions, if any, are reasonable and permitted? It is important that owners and property managers avoid imposing unnecessary or excessive conditions. Recent Commissioner decisions demonstrate that conditions need to be reasonable and supported by the circumstances of the particular request. Security and safety improvements Minor modifications can also allow tenants to make practical improvements to their home, including certain security and child-safety measures. Examples include child safety locks, window safety devices, flyscreens, gate or letterbox locks and certain security systems. Some security-related changes have specific rules, particularly modifications relating to family and domestic violence, so tenants should check which provisions and forms apply to their circumstances. Keep everything in writing Whether you are a tenant or a property owner, keeping clear written records is one of the simplest ways to avoid disputes. Tenants should keep: A copy of Form 26 The landlord's written response Details of any conditions attached to the approval Receipts or invoices for work completed Any relevant photographs or documentation Owners and property managers should also retain the request, decision and supporting documentation as part of the property's tenancy records. The key takeaway for tenants and owners Minor modifications provide tenants with a practical way to personalise and improve their rental home while maintaining appropriate protections for property owners. The process is straightforward: request permission using Form 26 before carrying out the work, wait for the required response, and keep a written record of the agreement and any conditions. For owners, responding within the required timeframe and ensuring any conditions or refusals comply with the legislation is equally important. Taking the time to follow the correct process can help protect the property, clarify everyone's responsibilities and reduce the potential for disputes when the tenancy comes to an end. Need more information? For the current Form 26 – Minor Modification Request and detailed information about minor modifications in Western Australian rental properties, visit Consumer Protection WA – Minor Modification Request Form 26. This article provides general information only and should not be considered legal advice. Residential tenancy requirements can change, so tenants and property owners should refer to Consumer Protection WA for the most current information. Get in touch with our experienced property management team today on 08 9592 8188 to discuss your rental property or learn more about how we can help make managing your tenancy easier. ...
Aug 27, 2026
Introducing the Summit Edge
Presentation beats potential When it comes to selling your home, first impressions matter. Buyers make quick decisions based on how a property looks, feels and presents from the moment they walk through the door. A home with great potential may have all the right features, but if it isn't presented at its best, buyers may struggle to see that potential. A well-presented home, on the other hand, creates an emotional connection, attracts more attention and can help generate stronger competition. That’s why Summit Realty is introducing Summit Edge – a value-added service designed to help homeowners get their property sale-ready and achieve the highest possible price. Making your home stand out Summit Edge is about identifying the improvements that can make the biggest difference to your property's presentation and market appeal. This could be as simple as a professional clean and declutter, or it may involve furniture staging, fresh paint, landscaping or targeted renovations. Importantly, the goal isn't to renovate for the sake of renovating. It's about identifying the right improvements for your property and your target market, focusing on changes that can enhance buyer appeal without unnecessary expense. Services may include: Furniture staging to create inviting, functional spaces and help buyers visualise themselves living in the home. Cleaning and presentation including deep cleaning, decluttering and those finishing touches that make a property feel fresh and move-in ready. Painting and cosmetic improvements to refresh tired or dated areas. Renovations and repairs where targeted improvements could make a meaningful difference to buyer perception and value. Outdoor presentation and landscaping to strengthen street appeal and showcase entertaining and lifestyle areas. Other sale-ready services tailored to the individual property. Professional property preparation combining services such as staging, cleaning, painting, flooring and renovations, aims to maximise appeal while avoiding unnecessary work. Get the work done now and pay on settlement One of the key benefits of Summit Edge is the potential to access value-added services without needing to find the full upfront cost before your property sells. Eligible homeowners may be able to access up to $25,000 towards approved home improvements, with payment deferred until settlement. This means you could have the work completed before your property goes to market, allowing buyers to experience your home at its best, while preserving your cash flow until settlement. “Increase your home value and sell faster. Up to $25,000 toward your home renovations, pay on settlement (T&C's apply).” — Brock Gurr, General Manager, Summit Realty— Terms, conditions and eligibility criteria apply. Why presentation matters Selling a property is about more than simply putting a home on the market. It's about creating a product that buyers want to compete for. A clean, beautifully presented and thoughtfully styled home can: Create a stronger first impression. Help buyers emotionally connect with the property. Make rooms feel larger, brighter and more functional. Highlight the home's best features. Attract more attention online and at home opens. Encourage stronger buyer competition. Potentially reduce time on the market. Help maximise the final sale price. Summit Edge gives sellers another advantage by bringing together the expertise, services and improvements needed to prepare a property for market. Not sure what your home needs? Every property is different. What works for one home won't necessarily deliver the same result for another. That's why the Summit Edge starts with understanding your property, its current presentation and what buyers are looking for in your local market. From there, we can help identify where your investment in preparation is likely to have the greatest impact. Sometimes the answer might be professional staging. Sometimes it's a fresh coat of paint, new flooring or landscaping. And sometimes it's simply a thorough clean and declutter. The key is knowing what to do – and what not to do. With Summit Edge, our focus is on strategic improvements that help your property make the strongest possible impression when it hits the market. Ready to give your property the Summit Edge? If you're thinking about selling, don't leave your home's presentation to chance. Talk to the Summit Realty team about how The Summit Edge can help you prepare your property, enhance its appeal and position it for the best possible result. Presentation beats potential. Let's make sure buyers see the best in your home. Contact Summit Realty today on 9592 8188 or reception@summitrealty.com.au to find out more about The Summit Edge and whether you could be eligible for up to $25,000 towards approved improvements, payable on settlement. T&Cs apply....
Jul 28, 2026
Warnbro Earns a Spot Among WA's Top 20 Affordable Suburbs - The West Australian
Government policies designed to give first-homebuyers a much-needed upper hand appear to have fallen flat, with new data indicating a bigger drop in entry level buyers than investors. New data from Loan Market, one of Australia’s biggest broking groups, show applications to its brokers from first home buyers in WA from February to June this year dropped 35 per cent, while those from investors fell 24.5 per cent in the same period. Compared to June last year, investor loans with Loan Market were down 13 per cent in WA, and first home buyer loans were down a massive 30.5 per cent. It follows the Federal Government’s tax changes to deter investors from the market, and an expansion of the 5 per cent Home Guarantee designed to help first home buyers get into the market. Loan Market said there was a bigger drop in investors nationally over the same periods, with WA the only State where there was a heftier fall in first home buyers than investors. Loan Market’s Balpreet Bal confirmed there were more investors coming to him for loans than first home buyers. “The rental yield in Perth is still good so that’s contributing to a stronger investment market in WA,” he said. “But first home buyers are really confused about which way the market will go and they are holding back.” Mr Bal said suburbs with over-inflated prices were now seeing price drops, but most suburbs appeared to be holding their value. “In some areas prices are holding,” he said. “Vic Park is holding better than Armadale, for example.” Property analyst Gavin Hegney said both investors and first home buyers were concerned about affordability, and were in “wait and see mode.” “It’s classic stagflation,” he said. Mr Hegney said a significant portion of would-be investors had decided against investment because they could not afford to sustain an investment property without negative gearing benefits. But he believes the anticipated increase in rents — set to eventuate amid the shrinking pool of rental properties — will eventually lure some back in. Meanwhile, a big portion of first home buyers were unable — or unwilling — to buy in a market which had seen prices practically double since the pandemic. Rising rents will make it harder for them to beat the rent trap. Mr Hegney said many entry-level buyers were waiting to see if homes dropped in value over the next few months as investment competition weakened. The three rate hikes had reduced borrowing power at a time when the expanded Home Guarantee fuelled the price of entry-level homes, pushing $750,000 homes to the $850,000 scheme price-threshold within months of the announcement. Research by the Real Estate Institute of WA, exclusively for the The West Australian, shows that while affordability is critically low across WA, there are 37 suburbs in Perth with a house median price below $800,000. The cheapest is Mandurah, in Peel, which has a median sale price of $675,000. In Greater Perth, Medina takes the mantle for the cheapest house median, at $680,000 and Warnbro, in the Rockingham region with a house median of $790,000. REIWA included only suburbs with 28 or more sales in the year to June 2026. Original article written by The West Australian and posted on Perth Now. If you're looking at buying or selling in Warnbro or the surrounding Rockingham region call 9592 8188 or email reception@summitrealty.com.au for a no-obligation chat or FREE appraisal....
