The short answer
In a strata or community scheme, all the lot owners jointly own a pool on common property, and the NSW Government says the owners corporation is responsible for making sure it complies. Councils must inspect pools on premises with more than 2 dwellings at least every 3 years, unless the pool has a valid certificate of compliance or a relevant occupation certificate. Selling or leasing a lot in a scheme of more than 2 lots doesn't need a pool certificate, but the shared pool's barrier still has to comply.
Who is responsible for a strata pool
The NSW Government's guide for pool owners says: "In a strata or community scheme, all the lot owners jointly own any swimming pool or spa pool on common property." It adds that the owners corporation (or body corporate) "is responsible for ensuring such pools are compliant" with the Swimming Pools Act 1992.
The NSW Government's strata repairs page says "The owners corporation or strata committee must repair and maintain common property", and that owners should ask their strata manager or committee for common property repairs. A broken pool gate or a gap under a shared pool fence is a matter to report to them.
Council inspections of strata pools every 3 years
Section 22B of the Swimming Pools Act 1992 requires every council's inspection program to cover, at least once every 3 years, any pool on premises with tourist and visitor accommodation or "more than 2 dwellings". Northern Beaches Council describes those premises as including "a residential flat building, town houses, villas or the like".
The program doesn't have to include a pool that has a valid certificate of compliance or a relevant occupation certificate. North Sydney Council's program puts it this way: an inspection is not required if a certificate of compliance or relevant occupation certificate "has been issued within the previous 3 years".
Apartment blocks and townhouses are in the program
The NSW Government's guide lists council inspections of pools at movable dwellings and tourist and visitor accommodation, but not premises with more than 2 dwellings. The Act includes them, and councils such as North Sydney, Northern Beaches, Ku-ring-gai and Mosman inspect them.
Selling or leasing a unit in a complex with a pool
When a home with a pool is sold or leased, the contract or lease normally needs a pool certificate. The NSW Government's guide says that requirement "does not apply to a lot in a strata scheme or a community scheme" if the scheme has more than 2 lots, or for an off-the-plan sale.
That exemption is about the paperwork, not the pool. The shared pool's barrier still has to comply, and the owners corporation is still responsible for it. If the pool is on your own lot rather than common property, ask your conveyancer how the rules apply to your sale or lease.
The selling or leasing guide covers the certificate rules for houses and smaller schemes.
Certificates of non-compliance for strata pools
Clause 21 of the Swimming Pools Regulation 2018 says a certificate of non-compliance must not be issued for a pool on common property in a strata scheme, or on association property in a community scheme, if the scheme has more than 2 lots. The inspector still gives a written list of what needs fixing, and the council can still direct the owners corporation to fix it.
Two-lot strata schemes and duplexes
The thresholds are "more than 2" lots or dwellings, so a two-lot scheme, such as a strata-titled duplex with a shared pool, falls outside each of them. Reading the rules together, which is our reading rather than an official summary: selling or leasing a lot needs the usual pool certificate, a certificate of non-compliance can be issued, and the pool isn't in the council's compulsory 3-yearly program. Check with your conveyancer before a sale or lease.
Booking a strata pool inspection
The strata manager or committee usually arranges inspections of a shared pool, because councils need the owners corporation's consent. Northern Beaches Council's 2026/2027 application says that for a unit under strata or community title, "the common seal consent of the owner's corporation must be stamped on this application", signed by the chair or secretary.
Strata pool inspection prices in Sydney
| Inspection | Published price | Who publishes it |
|---|---|---|
| Strata pool inspection | $450 plus GST | Pool Safe Sydney |
| Difficult or large pool inspection, more than 3 gates | $650 plus GST | Pool Safe Sydney |
| Shared pool or spa, such as an apartment block, incl. compliance certificate | $495 plus GST | Pool Certification Sydney |
| Re-inspection, shared pool or spa | $320 plus GST | Pool Certification Sydney |
| Council inspection, first since ownership or since a certificate lapsed | $150 maximum | Swimming Pools Regulation 2018, clause 19 |
| Certificate of compliance application, including one re-inspection | $250 | Northern Beaches Council, 2026/2027 |
Private certifiers' prices as each publishes them, excluding GST; checked 22 October 2026. Council fees are capped by clause 19 of the Swimming Pools Regulation 2018. Northern Beaches refunds $100 of its fee if no re-inspection is needed.
Before booking, have ready the number of gates and doors into the pool area, whether any unit's doors or windows open onto it, and any council notice. A shared pool with several gates can take longer to inspect.
Common questions
Who is responsible for pool compliance in a strata scheme?
The owners corporation. The NSW Government says that in a strata or community scheme the lot owners jointly own a pool on common property, and the owners corporation (or body corporate) is responsible for making sure it complies.
How often are strata pools inspected in NSW?
Councils must inspect pools on premises with more than 2 dwellings at least once every 3 years, unless the pool has a valid certificate of compliance or a relevant occupation certificate.
Do I need a pool certificate to sell my apartment?
Not if the apartment is a lot in a strata or community scheme with more than 2 lots, or the sale is off the plan. The shared pool still has to comply.
Can a strata pool get a certificate of non-compliance?
Not if it's on common property in a scheme of more than 2 lots. The inspector still lists what needs fixing.
What does a strata pool inspection cost in Sydney?
Pool Safe Sydney publishes $450 plus GST for a strata pool inspection, or $650 plus GST for a difficult or large pool with more than 3 gates. Pool Certification Sydney publishes $495 plus GST for a shared pool including the certificate. A council can charge no more than $150 for a first inspection.
Who do I tell about a broken gate on our strata pool?
Your strata manager, building manager or strata committee. The owners corporation must repair and maintain common property, including the pool fence.
Where this information comes from
The prices, rules and advice on this page come from these published pages, checked on 22 October 2026.
- NSW Government: Owning a pool or spa, your obligations · Building Commission NSW guide to barriers, registration, sale and lease certificates and CPR signs (updated 16 March 2026)
- Swimming Pools Act 1992 (NSW) · The Act: barrier duties, inspections, certificates, council directions and dividing fence costs (current version from 14 August 2026, checked 23 October 2026)
- Swimming Pools Regulation 2018 (NSW) · The Regulation: CPR sign contents, certificates of non-compliance, the 90-day rule for buyers and penalty notice amounts (current version from 1 December 2021, checked 23 October 2026)
- NSW Government: Strata repairs and maintenance · Owners corporation duties to repair and maintain common property (updated 22 June 2026)
- North Sydney Council: Swimming pool inspection program · Council program on complaints, notices, directions, strata inspections and occupation certificates (version 2, 27 October 2025)
- Northern Beaches Council: Swimming pool inspection program · Council program describing premises with more than two dwellings (adopted November 2016)
- Northern Beaches Council: Swimming pool certificate of compliance application 2026/2027 · Council application fee and re-inspection fee (June 2026)
- Pool Safe Sydney · Sydney pool certifier, published prices excluding GST (page modified 7 September 2026)
- Pool Certification Sydney: Fees · Sydney pool certifier, published fees plus GST (undated)
