Australia’s strata system was once a clever solution to urban living — a way to share land, lift homeownership, and build communities in growing cities. But decades later, that same framework is struggling to keep up with modern life. What once worked for small, low-rise communities now governs the high-density towers that house millions of Australians. The result? Costs have climbed, decision-making has grown more complex, and owners often find themselves footing bills for problems they didn’t create In this episode, Prof. Cathy Sherry — Professor at Macquarie Law School and Executive Member of Smart Green Cities — explains how Australia’s outdated strata laws are now out of step with the country’s housing and sustainability goals. A leading international expert in land law and high-density development, Prof. Sherry unpacks how laws written in the 1960s for small walk-ups can’t handle the complexity of modern cities, locking owners into costly contracts, rising levies, and embedded energy networks that limit both choice and progress. From the hidden costs buried in off-the-plan sales to the barriers stopping apartments from going solar, Cathy reveals how a system designed to help Australians share space has instead made it harder to live well, live green, and live fairly. Listen now to learn why reforming strata isn’t just a legal fix — it’s key to building a fairer, more sustainable housing future for everyone. Episode Highlights 00:00 – Introduction 01:16 — Meet Prof. Cathy Sherry: Australia’s Leading Expert on Strata Law 01:50 — How Shared Living Became Complex: The Challenge of Strata Ownership 03:15 — Strata Levies, Legal Layers, and Why Collective Ownership Is Tricky 06:37 — The Hidden Dangers of Buying Off-the-Plan Apartments in Australia 11:09 — Embedded Networks Explained: The Hidden Costs of Strata Energy Deals 20:18 — Can the Law Catch Up? Why Strata Reform Is Urgent for Modern Cities 26:00 — Stratum Lots and Mixed-Use Buildings: Understanding Shared Land Titles 26:48 — What Strata Management Statements Mean for Building Governance 27:32 — Why Prof. Cathy Sherry Advocates for Fairer and Smarter Housing Laws 28:54 — High-Density Housing Challenges: When Bigger Doesn’t Mean Better 30:11 — Why Home Ownership Still Matters for Stability and Social Equality 31:51 — Where Strata Schemes Fail: Issues With Governance and Accountability 35:23 — How Investor Incentives Have Shaped Australia’s Housing Market 43:27 — Smart Green Cities: Connecting Strata Reform to Sustainability Goals 44:42 — Property Dumbo: A Real-World Example of Strata Mismanagement 46:20 — Final Reflections and Where to Learn More From Prof. Cathy Sherry Links Article: Embedded networks in high-density and master-planned housing About the Guest Cathy Sherry is a Professor in Macquarie Law School and Executive Member of Smart Green Cities. She is a leading international expert in land law, with a particular focus on high density development. Her book Strata Title Property Rights: Private governance of multi-owned properties (Routledge, 2017) is the first academic monograph on Australian strata title. It has been cited by the Privy Council and the New South Wales Court of Appeal. Professor Sherry's research focuses on the complex legal, economic and social relationships created by collectively owned land. Professor Sherry regularly advises governments, domestically and internationally, on the laws governing multi-owned properties. She was a member of the United Kingdom Law Commission Technical Committee for the...
