What is Strata Title?
Strata title (also called condominium title or sectional title in some jurisdictions) is a form of property ownership designed for multi-unit buildings. It divides a building into individually owned "lots" (units) and collectively owned "common property" (shared areas).
When you buy an apartment in a tower, you are purchasing a strata title — you own your unit outright, plus an undivided share of the common property proportional to your unit's size relative to the total building area.
How Strata Title Works
| Component | Ownership | Examples |
|---|---|---|
| Individual lot | Exclusive to unit owner | Your apartment interior, balcony |
| Common property | Shared by all owners | Lobby, lifts, pool, gym, corridors |
| Exclusive use areas | Common property with exclusive rights | Assigned parking spaces, storage |
Owners Association
Every strata title building is managed by an owners association (OA), known as a body corporate in Australia or a homeowners association (HOA) in the US. In Dubai, owners associations are regulated by RERA under Law No. 27 of 2007.
The OA is responsible for setting and collecting service charges, maintaining common areas, enforcing building rules, and managing the sinking fund for major repairs.
Strata in Dubai (Jointly Owned Property)
Dubai's Jointly Owned Property (JOP) law governs strata title properties. Key points for buyers:
- The developer initially manages the building and sets the first service charge budget
- Once a threshold of units is sold, an owners association must be established
- Each owner has voting rights proportional to their unit area
- Building rules (community management rules) are registered with RERA
- Disputes between owners and the OA can be escalated to RERA's regulatory division
Buyer Considerations
- Read the community rules: Before purchasing, review restrictions on short-term rentals, pets, and renovations
- Check service charge history: Request 3 years of actual service charge bills to identify trends
- Sinking fund health: An underfunded sinking fund means large special assessments may be levied
- OA meeting minutes: Review recent minutes for any planned works, disputes, or financial concerns
Strata title ownership means shared decision-making. Major building decisions (facade repair, lift replacement, rule changes) require majority owner approval. A single owner cannot block essential maintenance, but equally cannot force improvements without sufficient votes. Poorly managed OAs with low participation can lead to deferred maintenance and declining property values.