17-19 Ray Road Epping
SP 7632 · Registered 10 October 1973 · 18 lots · City Of Parramatta · New South Wales checked 10 June 2026
Public record: 5 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.
- 5 tribunal or court matters, the most serious about repairs and common property
- $45,300 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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5 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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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. 10 October 1980); non-structural ran to 10 October 1980. 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: 2 matters; older scheme. | $9,600 | $39,700 | $143,300 |
Tribunal and legal costs 5 tribunal or court matters on the public record. Indicative per-lot share of tribunal and legal costs in a strata dispute (NCAT). Scaled for: 5 matters. | $700 | $5,600 | $21,900 |
| Total per lot | $10,300 | $45,300 | $165,200 |
Across all 18 lots, an expected program of this kind is on the order of $815,400 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.
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What is the capital works (sinking) fund balance, its adequacy ratio, and the 10-year plan?
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Are any special levies raised, proposed, or scoped-but-not-yet-levied?
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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 5 today; we'll flag new matters here as they appear.
Building record
Strata plan SP 7632 was registered on 10 October 1973 in the City Of Parramatta council area and comprises 18 lots.
It is located at 17-19 Ray Road Epping.
Parcel geometry for the scheme is held on file.
Litigation
- Huang v The Owners Strata Plan 7632 t/as The Owners Strata Plan 7632 [2022] NSWSC 194
Repairs and common property NSWSC 2 March 2022
APPEAL – NCAT – leave to appeal – principles – appeal on question of law, with leave – leave refused – no issue of principle or of general importance – no error of law ADMINISTRATIVE LAW – jurisdiction of NCAT – strata titles – broad jurisdiction – importance of finality – alleged denial of procedural fairness – none disclosed STATUTORY INTERPRETATION – Strata Schemes Management Act 2015 (NSW) – common property – alteration of definition of boundary between lots – common property on upper surfac
- Huang v The Owners of Strata Plan No 7632 [2021] NSWCA 194
Costs and procedure NSWCA 3 September 2021
APPEALS — from exercise of discretion — procedural decisions — refusal to extend time for filing summons — reasons for delay — significance of first instance decision decided on basis of authority later overturned on appeal — interest rei publicae ut sit finis litium COSTS — costs assessment — determination — review/appeal — jurisdiction to appeal from certificates in proceedings commenced prior to 1 July 2015
- Huang v The Owners – Strata Plan No 7632 (No 2) [2021] NSWCATAP 67
Costs and procedure NSWCATAP 19 March 2021
COSTS – appeals – held appeal proceedings were without merit and endeavoured to re-agitate and relitigate matters previously decided adversely to the appellants – held constituted “special circumstances” justifying the making of a costs order.
- Huang v The Owners – Strata Plan No 7632 [2020] NSWCATAP 278
Repairs and common property NSWCATAP 21 December 2020
STRATA TITLE- appeals from orders of Tribunal requiring appellants to remove work carried out by them on common property without authority and to pay legal costs of body corporate - finding that work was carried out on common property upheld-adverse costs order upheld- appeals dismissed
- Huang v The Owners of Strata Plan No 7632 [2020] NSWSC 488
Costs and procedure NSWSC 5 May 2020
APPEAL – appeal from Local Court – appeal from costs – costs assessment under s 352(1) of the Legal Profession Act 2004 (NSW) – review decision – continued application of the Legal Profession Act 2004 (NSW) – costs order in Local Court – saving and transitional provisions of the Legal Profession Uniform Law Application Act – jurisdiction of Court – cost assessment and review appeal decision – whether amended summons brought out of time – application to extend time – refusal to extend time
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.
- Huang v The Owners of Strata Plan No 7632 [2021] NSWCA 194 Water ingress · Respondent successful Basten JA; White JA; Emmett AJA
The Court of Appeal refused the applicants' leave to appeal, holding that the Supreme Court lacked jurisdiction to review the costs certificates and that the applicants' application to appeal the Local Court dismissal was out of time with no adequate explanation for the delay.
- Yu Huang (lot owner)
- Cui'e Zhao (lot owner)
- The Owners of Strata Plan No 7632 (owners corp)
- Huang v The Owners – Strata Plan No 7632 (No 2) [2021] NSWCATAP 67 Repairs and common property · Respondent successful F Marks, Principal Member; K Ransome, Senior Member
The appellants were ordered to pay the costs of the respondent on the basis set out in the legal costs legislation, as the appeals lacked merit and the appellants endeavoured to relitigate and re-agitate matters previously decided adversely to them.
- Yu Huang (lot owner)
- Cui'e Zhao (lot owner)
- The Owners – Strata Plan No 7632 (owners corp)
- Huang v The Owners – Strata Plan No 7632 [2020] NSWCATAP 278 Repairs and common property · Respondent successful The Hon F Marks, Principal Member K Ransome, Senior Member
The appeals from the Tribunal's orders requiring the lot owners to remove unauthorised bathroom renovations to common property and pay the owners corporation's costs were dismissed.
- Yu Huang (lot owner)
- Cui'e Zhao (lot owner)
- The Owners – Strata Plan No 7632 (owners corp)
Compared to Epping
In Epping, 1% of 286 strata schemes carry a tribunal matter on the public record. This scheme's 5 matters are well above the local average of 2.7 per litigated scheme.
The Epping 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 | 5 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.