The Little-Known Strata Rule That Can Change Everything - Poll Vote

If you own a property in a strata scheme in New South Wales, you’ve probably attended or at least received an invite to a strata meeting. Most of the time, decisions are made by a simple majority vote. But sometimes, a different type of voting can come into play: the poll vote.

If you’ve ever wondered what on earth that is and why it matters, here’s your plain-English guide.

The Basics: Normal Voting vs. Poll Voting

At a general meeting, most motions are decided by a show of hands or a count of votes where each lot owner gets one vote per lot (it's still one vote if you have multiple owners for a lot). That’s the normal method.

A poll vote changes that. Instead of counting lots, the votes are weighted based on each owner’s unit entitlement. Unit entitlement is the number assigned to your lot in the strata plan. It generally reflects the lot’s proportionate value or size. Larger units or those with higher entitlements have more “voting weight” in a poll vote.

When Can a Poll Vote Happen?

A poll vote doesn’t automatically happen for every decision, it’s requested.

In NSW, at a general meeting, any person entitled to vote on a motion can demand a poll vote before or after a vote is taken (but not once the result is declared). Situations where this can happen include, but is not limited to:

• A decision is seen as unfair to owners with higher financial stakes in the building.

• There’s a dispute where the majority of “one lot, one vote” owners outvote a minority who own larger or more valuable lots.

  
  

How the Numbers Work

Let’s break it down with an example.

Scenario:

• Lot 1: Unit Entitlement 260

• Lot 2: Unit Entitlement 70

• Lot 3: Unit Entitlement 80

• Lot 4: Unit Entitlement 90

Under a normal vote:

• Each lot = 1 vote.

• If Lots 2, 3 and 4 vote “Yes” and Lot 1 votes “No” → Motion passes 3 to 1.

Under a poll vote:

• The votes are counted based on unit entitlement.

• Lot 1’s “No” = 260

• Lot 2’s “Yes” = 70

• Lot 3’s “Yes” = 80

• Lot 4's "Yes" = 90

• Total “Yes” = 240; Total “No” = 260 → Motion fails.

Why Does a Poll Vote Exist?

The idea is to give owners a say that’s proportional to their stake in the property. This matters for decisions that directly affect financial contributions, property value, or major scheme changes. Someone who owns 25% of the building shouldn’t have the exact same voting weight as someone who owns 5%, at least for certain decisions.

Practical Tips for Owners

• Know your unit entitlement – You can find this in your strata plan.

• Understand when to use it – Poll votes can protect your interests if you have higher entitlements and a lot at stake.

• Be strategic – Sometimes, pushing for a poll vote can help balance the scales. Other times, it can create tension, so consider the relationship dynamics in your building.

Key Takeaway

A poll vote in NSW strata meetings is a way to shift the voting method from “one lot, one vote” to “votes weighted by unit entitlement.” It’s a built-in safeguard to ensure fairness for owners with bigger stakes in the scheme.

If you’re in a meeting and think the standard voting method doesn’t reflect the financial reality, you have the right to request a poll vote, it could change the outcome entirely.

At Compass Strata, we try to make strata management simple, transparent, and stress-free. Whether you need guidance on running meetings, help navigating complex Strata Management Statements, or resolveing long-running conflict for your building, our friendly and experienced team is here to support you every step of the way. Get in touch with Compass Strata today.