Our strata manager has proposed holding our upcoming NSW AGM by teleconference. For the past 30 years, we have held AGMs on-site, after business hours, and in person.
In a newsletter to owners, our strata committee made the following comment:
There were some comments during the meet about visibility of committee activity and the sharing of documents and minutes. We want to clarify:
A lot owner was reimbursed $1,150 in April 2022 for water tank maintenance, specifically replacement of a pump. I believe this cost should have been the lot owner’s responsibility, and the owners corporation should not have paid the reimbursement.
After reviewing the reimbursement, the strata manager says that, due to the timeframe, we cannot do anything. Is there a time limit on raising this with the owner or recovering the money?
We are a small strata complex of five villas, about 25 years old, with a shared common driveway leading to our individual garages. All residents are retired or semi retired owner occupiers.
On our strata manager's advice, we arranged a work health and safety report. We have addressed most items, but one issue remains.
Our NSW strata scheme received a large insurance payout after the 2019 bushfires, but it did not follow the usual claim process. An owner lodged the claim, the insurer denied it, and the owner then went to the ombudsman and succeeded.
I am in NSW and have noticed that several strata managers have set up new companies in 2025 that operate as accredited representatives of insurance brokers. These accredited representatives receive a commission from the broker on our strata insurance.
We have a contracted caretaker in our Queensland scheme. The caretaking contract does not specify which insurance the caretaker must hold.
The caretaker provides landscaping, handyman services, cleaning, and oversight of hired trades. What insurance should the caretaker hold?
If the caretaker or their trades damage common property while carrying out contracted work, who is responsible for the cost of repairs?
Our building is about 2 years old and has about 4 levels. Since handover, residents have raised concerns with the developer/builder, strata manager, and executive committee (EC) about unacceptable noise from the waste chutes and waste rooms .
The developer/builder says the chutes comply with code and has suggested limiting chute use. The EC is not pursuing the issue as a defect.
At our last AGM, the strata company passed an exclusive use common property by-law without dissent. I did not challenge it at the meeting.
The by-law gives me exclusive use of the balcony railing, which is common property around my balcony. It passes responsibility for maintenance, repair, and comprehensive insurance to me, while indemnifying the strata company and council of owners.
If the chairperson tries to prevent an owner from speaking at an AGM, can the owners present override the chairperson and vote to allow the owner to speak?