102 Miller Street Pyrmont
SP 61131 · Registered 17 September 1999 · 278 lots · Sydney · New South Wales checked 10 June 2026
Public record: 4 tribunal matters, no building-work orders. A reasonable pre-screen, but not the full picture, the financials and minutes that decide the purchase are in the report, not the registers. Read it, and obtain a section 184 strata search, before you bid.
- 4 tribunal or court matters, the most serious about by-laws
- $33,900 indicative cost exposure per lot, elevated band
The public record is a pre-screen, not the strata report. Read on for the detail, then obtain a section 184 strata search before you bid.
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Public record checked
Litigation, building-work orders, and governance for this scheme, the page you are on.
- Read the strata report →
Paste the section 184 strata search or AGM minutes to see the fund balance and red flags the public registers can't. Obtain a section 184 strata search if you do not have it yet.
- Questions to ask
The specific questions this scheme's record raises, ready for the strata manager or your conveyancer.
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Decide
Take the public record and the report findings to your conveyancer before you bid.
Risk read
What the public record shows for this scheme, read for a buyer. This is not the strata report, and a quiet record is not a guarantee: obtain a section 184 strata search before you bid.
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4 litigation matters on record
Tribunal and court decisions naming this scheme as a party. A litigious building is more likely to be carrying unresolved disputes, defects, or levy fights.
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Building-defect dispute on record
A matter touches building defects or rectification work. Ask whether the work is funded and whether the builder's warranty still applies.
Statutory warranty: structural cover likely expired (est. 17 September 2006); non-structural ran to 17 September 2006. A single 7-year warranty period applies because the scheme was registered before the 1 February 2012 reform. Estimated from the registration date, not the completion date or building contract, so treat the dates as indicative.
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No recent annual reporting on the Strata Hub
We could not find a current annual return for this scheme on the NSW Strata Hub. That may just be a gap in the public data, but a non-reporting scheme can also signal a disengaged committee, ask for the last two AGM minutes.
Cost exposure
Elevated exposureAn indicative, itemised estimate of what one lot here could face, built only from this scheme's public-record signals. Indicative ranges, not this building's actual figures, and not financial advice.
Special levies are apportioned by unit entitlement. Set this from your contract; 1.0× is an average lot.
| Driver | Good | Expected | Worst |
|---|---|---|---|
Serious building-defect rectification A decision on this scheme was classified as a building-defect matter. Indicative per-lot serious-defect rectification levies (NSW Serious Defects in Residential Apartments research report, 2021; strata special-levy reporting). Scaled for: 1 matter; older scheme. | $8,400 | $28,900 | $97,000 |
Tribunal and legal costs 4 tribunal or court matters on the public record. Indicative per-lot share of tribunal and legal costs in a strata dispute (NCAT). Scaled for: 4 matters. | $600 | $5,000 | $18,900 |
| Total per lot | $9,000 | $33,900 | $115,900 |
Across all 278 lots, an expected program of this kind is on the order of $9,424,200 building-wide, before any government contribution.
Estimate only. Figures are indicative ranges from public remediation programs and reporting, apportioned to one lot; they are not this building's costed works and not financial advice. Obtain the capital works fund balance, any special levy resolved or proposed, and a strata records search before you transact.
Questions to ask before you bid
- 1
What building defects have been identified, is there a funded rectification plan, and does the builder's warranty still apply?
Because we found a building-defect dispute on record.
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What is the capital works (sinking) fund balance, its adequacy ratio, and the 10-year plan?
- 3
Are any special levies raised, proposed, or scoped-but-not-yet-levied?
- 4
Can I see the last two years of AGM minutes, including any motions that were defeated?
Ask about this building
Ask a plain-English question and we'll answer from our record: litigation, building-work orders, water and defect matters, the managing agent, and more.
Save keeps this scheme on your dashboard. Monitoring tracks the matter count from 4 today; we'll flag new matters here as they appear.
Building record
Strata plan SP 61131 was registered on 17 September 1999 in the Sydney council area and comprises 278 lots.
It is located at 102 Miller Street Pyrmont.
Parcel geometry for the scheme is held on file.
Litigation
- Colman v The Owners – Strata Plan 61131 [2025] NSWCA 203
Repairs and common property NSWCA 4 September 2025
CIVIL PROCEDURE — Court of Appeal — application for leave to appeal — whether primary judge constructively failed to exercise jurisdiction in determining whether the respondent had breached its obligations under s 106 of the Strata Schemes Management Act 2015 (NSW) — where none of the applicant’s contentions of error identified any arguable constructive failure to exercise jurisdiction by primary judge — where applicant therefore failed to identify issue of principle, question of public importan
- Colman v The Owners – Strata Plan 61131 [2025] NSWSC 63
By-laws NSWSC 20 February 2025
LAND LAW – Strata title – Construction of poorly drafted by-law – Heading of by-law at least part of context in which terms to be construed whether or not part of by-law and whether or not by-law regarded legislative in character – By-law in question does not encompass approval of relevant works – By-law could not authorise strata committee to approve works that are not minor renovations LAND LAW – Strata title – No reason why special resolution referred to in s 108(2) authorising change to comm
- Colman v The Owners – Strata Plan 61131 [2023] NSWCATAP 308
By-laws NSWCATAP 17 November 2023
APPEALS – Adequacy of reasons LAND LAW – Strata title – By-laws - Interpretation of by-law – Whether by-law is an “instrument” for the purposes of the Interpretation Act 1987 (NSW) WORDS AND PHRASES – “Instrument”
- Colman v The Owners Strata Plan No. 61131 (No. 2) [2023] NSWCATCD 101
Costs and procedure NSWCATCD 2 August 2023
COSTS---r 38 Civil and Administrative Tribunal Rules 2014---No special circumstances required---Respondent the successful party---Indemnity costs---No basis for indemnity costs established
Decisions naming this scheme as a party, from NSW Caselaw (NCAT and the courts). The line beneath each matter is the decision's own catchwords, quoted; the topic tag is our grouping of those words and reads "Other" when they do not clearly fit, so you can always check it against the source. Every matter links to the full decision. Whether a matter helped or hurt the scheme is not assessed here.
Decisions, in detail
Read from each decision's own text: the parties and their roles, who presided, how it ended, and the money in play. Every row links to the source.
- Colman v The Owners Strata Plan No. 61131 (No. 2) [2023] NSWCATCD 101 Repairs and common property · Respondent successful Senior Member G Sarginson
The Lot owner was ordered to pay the costs of The Owners Strata Plan No. 61131 on an ordinary basis (not indemnity basis) as the unsuccessful party in the substantive proceedings.
- Gary Mark Colman (lot owner)
- The Owners Strata Plan No. 61131 (owners corp)
Compared to Pyrmont
In Pyrmont, 14% of 87 strata schemes carry a tribunal matter on the public record. This scheme's 4 matters are well above the local average of 1.7 per litigated scheme.
The Pyrmont dispute landscape →Evidence ledger
Registry-backed record: matched to a scheme on the register by its plan number.
| Checked | Found | Match | Last checked |
|---|---|---|---|
| Registry and parcel | NSW Strata Hub, with geometry | Direct | Awaiting first run |
| Governance: AGM, managing agent, annual reporting | Not yet checked | Not matched | Not harvested here yet |
| Litigation: NCAT and courts | 4 matters | Direct | 28 June 2026 |
| Levies and financials | Not yet checked | Not matched | Not in the public record |
| Defects and building-work orders | Checked, none found | Direct | 28 June 2026 |
| Fund balances, current levies, minutes, defects not yet litigated | Not on the public record | Not matched | Never in the public record |
What was checked, what it found, how strong the match, and when each source last ran. A source that has not run here yet reads as not checked, never as checked and clear. The unknowns the public registers structurally cannot show stay named, so silence above is never read as a clean bill.
Deep report · coming soon
On top of the public record above, the deep report will add the scheme's minutes, financials, capital-works fund, and a defect inspection. We're building it. Leave your email and we'll tell you when it's ready.