Short answer
An EGM (extraordinary general meeting) is any general meeting of the owners held outside the once-a-year AGM, called to deal with something that can’t wait for the next AGM — an urgent major repair, a special levy, or a by-law change. It runs like an AGM (notice, agenda, voting), just for specific business.
When a scheme calls one
Whenever a decision needs the owners’ approval before the next AGM: approving unbudgeted major works, raising a special levy, changing a by-law, or appointing/removing a managing agent between AGMs.
Who can call one
The strata committee can convene an EGM. Owners can also require one to be called — owners with at least one-quarter of the unit entitlements can requisition a general meeting. (Confirm the exact threshold for your scheme.)
How it runs
Like any general meeting: owners get proper notice and an agenda in advance, then the specified motions are put and voted on. Getting the notice and agenda right is what makes the decisions valid.
Calling an EGM without a manager
The notice, agenda and quorum rules apply just the same. A self-managed scheme can convene an EGM properly with a system such as Straita — building the notice and agenda and keeping the record — so an urgent decision stands up.
Primary sources
- Strata Schemes Management Act 2015 (NSW) — general meetings, convening and requisitioning a meeting, notice.
- NSW Government — Strata schemes (Fair Trading) — general meetings.