Short answer
An AGM is called by whoever convenes meetings for the scheme — usually the secretary, or the strata manager if there is one — by giving every owner written notice and an agenda within the required timeframe before the meeting. Every scheme must hold an AGM each year.
Who calls it and how
The person who convenes general meetings sends each owner:
- Written notice of the meeting’s date, time and place (or the online details).
- The agenda, setting out the motions and yearly business to be decided.
- The supporting documents, such as the financial statements and the proposed budget.
Notice has to reach owners with enough time to spare — the Act sets a minimum notice period, and it’s longer for the very first AGM of a new scheme. See AGM notice periods and deadlines for how the timing is counted.
When an AGM must be held
A scheme must hold an AGM every year. The first AGM of a brand-new scheme has its own rule — it must be held within two months after the end of the initial period (the phase while the developer still controls most lots). Owners can also require a general meeting to be called in certain circumstances, rather than waiting for the committee to convene one.
Calling an AGM without a manager
Convening the meeting, assembling the right documents, and getting notice out with enough lead time is exactly where self-managed committees stumble — miss the notice window and the decisions can be challenged. Straita convenes the AGM for you: it builds the notice and agenda, attaches the financials, and tracks the deadline so the meeting is called properly and on time.
Primary sources
- Strata Schemes Management Act 2015 (NSW) — annual general meetings, the first AGM within two months of the initial period (s14), and notice (Schedule 1).
- NSW Government — Strata schemes (Fair Trading) — holding an AGM.