87 Hughes Street Cabramatta
SP 93543 · Registered 16 June 2016 · 20 lots · Fairfield · 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 costs and procedure
- $38,600 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.
-
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.
-
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.
-
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.
-
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. 16 June 2022); non-structural ran to 16 June 2018. NSW Home Building Act periods: 6 years for major or structural defects, 2 years for all others. Estimated from the registration date, not the completion date or building contract, so treat the dates as indicative.
-
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: 3 matters. | $9,000 | $33,600 | $117,200 |
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 | $9,600 | $38,600 | $136,100 |
Across all 20 lots, an expected program of this kind is on the order of $772,000 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.
- 2
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 93543 was registered on 16 June 2016 in the Fairfield council area and comprises 20 lots.
It is located at 87 Hughes Street Cabramatta.
Parcel geometry for the scheme is held on file.
Litigation
- The Owners – Strata Plan No 93543 v Zhang (No 4) [2025] NSWSC 1059
Costs and procedure NSWSC 19 September 2025
CIVIL PROCEDURE – default
- The Owners – Strata Plan No 93543 v Zhang (No 3) [2025] NSWSC 571
Other NSWSC 4 June 2025
BUILDING AND CONSTRUCTION – Home Building Act 1989 (NSW) – statutory warranty – proceedings for breach – whether proceedings were commenced by plaintiff owners corporation within the warranty period – whether effect of interim occupation certificate was to cause warranty period to commence – whether interim occupation certificate authorised “the occupation and use of the whole of the building” – whether the two blocks of units should be seen as “separate buildings” that have separate completion
- The Owners – Strata Plan No 93543 v Zhang (No 2) [2021] NSWSC 360
Costs and procedure NSWSC 9 April 2021
COSTS – costs thrown away by the adjournment – whether such costs confined to costs incurred prior to the adjournment – whether such costs include costs not yet incurred but which would not have been incurred but for the adjournment
- The Owners – Strata Plan No 93543 v Zhang [2021] NSWSC 277
Costs and procedure NSWSC 22 March 2021
PRACTICE AND PROCEDURE – application to withdraw admissions – admission in List Response that plaintiff owners corporation was entitled to benefit of statutory warranties – further admissions that defendant entered into a contract with the builder of the strata development and that the builder entered into contracts with contractors on behalf of defendant – application to withdraw admissions made on first day of a 5 day hearing – where admissions said to have been made as a result of an error by
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.
- The Owners – Strata Plan No 93543 v Zhang (No 4) [2025] NSWSC 1059 Building defects · Respondent successful Peden J
The plaintiff's application for default judgment was dismissed and the defendant was granted an extension of time to comply with court orders, with the defendant's solicitor ordered to pay the plaintiff's costs on an indemnity basis.
- The Owners – Strata Plan No 93543 (owners corp)
- Hui Zhang (lot owner)
- The Owners – Strata Plan No 93543 v Zhang (No 3) [2025] NSWSC 571 Building defects · Applicant successful Stevenson J
The Owners Corporation successfully rescinded the Deed of Settlement, established that proceedings were commenced within the warranty period under the Home Building Act 1989, and is entitled to damages for defective works within the common property, with questions of extent of defects and rectification costs to be determined by a referee.
- The Owners – Strata Plan No 93543 (owners corp)
- Hui Zhang (developer)
- The Owners – Strata Plan No 93543 v Zhang (No 2) [2021] NSWSC 360
The defendant was ordered to pay the plaintiff's costs thrown away by the adjournment, assessed as a gross sum of $17,600.
- The Owners – Strata Plan No 93543 (owners corp)
- Hui Zhang (lot owner)
- The Owners – Strata Plan No 93543 v Zhang [2021] NSWSC 277 Building defects · Applicant successful Stevenson J
The Court refused the defendant's application to withdraw admissions made in his List Response regarding his status as builder/developer and the Owners Corporation's entitlement to statutory warranties, finding that withdrawal would require adjournment and would be profoundly unjust to the plaintiff.
- The Owners – Strata Plan No 93543 (owners corp)
- Hui Zhang (lot owner)
- ZH International Pty Ltd (builder)
Compared to Cabramatta
In Cabramatta, 1% of 303 strata schemes carry a tribunal matter on the public record. This scheme's 4 matters are well above the local average of 2.5 per litigated scheme.
The Cabramatta 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.