I am less familiar with NSW than ACT legislation. Here in the ACT, a consideration would be sections 31 and 107 of our strata act. These enable the OC to recover costs from an owner for breaches of the OC rules (aka bylaws) and hold the owner and tenants to be jointly and separately responsible for breaches. Does NSW have anything similar? In that case, perhaps the owner can be held responsible?
In line with this, if similar provisions exist in NSW and I were on the committee, I would have sent any breach notice to both the owner and the tenant. Otherwise the owner could claim they were unaware of the breach of the rules by the tenant (or invitee of the tenant) and consequently unable to do anything about it. If the owner had been aware, they might be able to do something about it because a condition of the lease would probably include compliance with OC rules.
Here are the ACT provisions:
s.31 Recovery of expenditure resulting from member or unit occupier’s fault
(1)This section applies if an owners corporation for a units plan has in carrying out its functions incurred an expense, or carried out work, that is necessary because of—
(a)a wilful or negligent act or omission of a member of the corporation, or an occupier of the member’s unit; or
(b)a breach of its rules by a member of the corporation, or an occupier of the member’s unit.
(2)The amount spent or the cost of the work is recoverable by the owners corporation from the member as a debt.
(3)If the owners corporation recovers an amount under subsection (2) from a member for an act, omission or breach of an occupier of the member’s unit, the member may recover the amount from the occupier as a debt.
(4)In this section:
expense, includes a reasonable legal expense reasonably incurred, including a legal expense relating to a proceeding in the ACAT.
work, carried out by an owners corporation, means maintenance or anything else the corporation is authorised under this Act to do.
s.107 Effect of rules
(1)There are taken to be agreements under seal between an owners corporation and each of its members, and between each member and each other member, under which the corporation and its members agree to be bound by the rules of the corporation.
(2)An occupier of a unit (who is not the owner of the unit) is bound by each rule of the corporation as if the occupier were the owner of the unit, unless the rules provide otherwise.
(3)If the unit owner does not occupy the unit, the owner is liable separately and together with an occupier of the unit for any breach of the rules of the owners corporation by the occupier, unless the owner proves that the owner took reasonable precautions and exercised appropriate care to prevent the breach.
(4)An occupier of a unit who occupies the unit under a residential tenancy agreement within the meaning of the Residential Tenancies Act 1997 is not bound by any rule of the owners corporation to the extent that the rule is inconsistent with the prescribed terms (or terms to the effect of the prescribed terms) to which the agreement is subject under that Act, section 8.