44-46 Melrose Parade Clovelly
SP 68307 · Registered 19 November 2002 · 28 lots · Randwick · New South Wales checked 10 June 2026
Public record: 3 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.
- 3 tribunal or court matters, the most serious about repairs and common property
- $13,200 indicative cost exposure per lot, moderate 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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3 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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Water-ingress dispute on record
At least one matter touches water, ingress, or waterproofing, the single most common driver of strata special levies. Confirm whether it has been fully rectified.
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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
Moderate 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 |
|---|---|---|---|
Waterproofing and common-property repair A decision on this scheme was classified as a water-ingress matter. Indicative per-lot waterproofing and common-property repair levies (strata special-levy reporting). Scaled for: 1 matter. | $2,100 | $8,900 | $28,900 |
Tribunal and legal costs 3 tribunal or court matters on the public record. Indicative per-lot share of tribunal and legal costs in a strata dispute (NCAT). Scaled for: 3 matters. | $600 | $4,300 | $15,900 |
| Total per lot | $2,700 | $13,200 | $44,800 |
Across all 28 lots, an expected program of this kind is on the order of $369,600 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
Has the water-ingress issue that went to the tribunal been fully rectified, and who paid for it?
Because we found a water/waterproofing dispute on record.
- 2
What was the levy or contributions dispute about, and are any unfunded works coming?
Because we found a levy/contributions matter on record.
- 3
What is the capital works (sinking) fund balance, its adequacy ratio, and the 10-year plan?
- 4
Are any special levies raised, proposed, or scoped-but-not-yet-levied?
- 5
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 3 today; we'll flag new matters here as they appear.
Building record
Strata plan SP 68307 was registered on 19 November 2002 in the Randwick council area and comprises 28 lots.
It is located at 44-46 Melrose Parade Clovelly.
Parcel geometry for the scheme is held on file.
Litigation
- Horan v The Owners-Strata Plan No 68307 (No 3) [2026] NSWCATAP 133
Costs and procedure NSWCATAP 24 April 2026
APPEALS – internal appeals – jurisdiction- application to appeal or vary costs orders of the Tribunal at first instance – no Appeal Panel jurisdiction to make the orders sought
- Horan v The Owners – Strata Plan No. 68307 (No 2) [2024] NSWCATAP 173
Costs and procedure NSWCATAP 6 September 2024
COSTS – r 38 of the Civil and Administrative Tribunal rules 2014 (NSW) – r 38A application of rules to appeals – usual order for costs – circumstances warranting departure from the usual order not established
- Horan v The Owners – Strata Plan No. 68307 [2024] NSWCATAP 118
Repairs and common property NSWCATAP 24 June 2024
DAMAGES – assessment under s 106(5) of the Strata Schemes Management Act 2015 (NSW) – loss of opportunity – required proof ADMINISTRATIVE LAW – challenge on basis of unreasonableness – when available
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.
- Horan v The Owners-Strata Plan No 68307 (No 3) [2026] NSWCATAP 133 Costs and procedure · Applicant successful G Sarginson, Deputy President
The Appeal Panel dismissed the owners corporation's miscellaneous matters application seeking to appeal the Tribunal's costs order, finding it had no jurisdiction to determine an appeal from a first instance costs decision and directing the matter be returned to the Tribunal at first instance.
- Michael David Horan (lot owner)
- The Owners-Strata Plan No 68307 (owners corp)
- Horan v The Owners – Strata Plan No. 68307 (No 2) [2024] NSWCATAP 173 Levies and funds · Applicant successful M Harrowell, Deputy President; G Sarginson, Senior Member
The respondent was ordered to pay the appellant's costs of the appeal on an ordinary basis, as the appellant was successful in having the damages award increased from $9,325.19 to $46,616.26.
- Michael David Horan (lot owner)
- The Owners – Strata Plan No. 68307 (owners corp)
- Horan v The Owners – Strata Plan No. 68307 [2024] NSWCATAP 118 Water ingress · Applicant successful M Harrowell, Deputy President; G Sarginson, Senior Member $46,616
The appeal was allowed in part; the owners corporation's breach of its duty under section 106 of the Strata Schemes Management Act was established, and damages for loss of rental opportunity were increased from $7,510 to $45,060 for the period July to December 2020, plus electricity charges of $429.26, totalling $46,616.26.
- Michael David Horan (lot owner)
- The Owners – Strata Plan No. 68307 (owners corp)
Compared to Clovelly
In Clovelly, 2% of 128 strata schemes carry a tribunal matter on the public record. This scheme's 3 matters are in line with the local average of 2.3 per litigated scheme.
The Clovelly 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 | 3 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.