What can owners do about closed-door strata committee decisions?

By admin,

The chair of the Strata committee enforces the 'owners cannot interrupt' rule. All decisions are made behind closed doors before the formal Strata Committee meeting.

These closed-door meetings result in an affirmative or negative vote on each agenda item frequently without costings or reasons for decisions. These meetings have not been classified as ' subcommittee' meetings.

If an owner wants to make a comment, can the comment be added to the agenda by way of a motion after it has been issued? Once the agenda is issued, I thought it couldn't be altered.

Do you have to respond to every email in a small strata scheme?

By admin,

My husband and I own two units in a 4 unit block. The other two lots are owned by a single lot owner. All units are rented out to tenants.

The other owner continuously finds problems with small things. They send at least 6 emails in the space of an hour and continues to waste the time of our Strata Manager and contractors getting various quotes which we can’t afford . This never ending correspondence causes me emotional stress.

Do I have to continually reply to emails or can I withhold comments until the AGM?

Can a strata scheme replace windows for aesthetic reasons?

By admin,

Some of the owners corporation committee would like to replace all windows and sliding doors from mission brown to black. There is nothing wrong with the windows and doors apart from the unpopular colour. Is it compulsory for us to go ahead with this very expensive renovation of the building?

Can a special levy for window replacement be overturned?

By admin,

I’m in a strata lot of 12. I’m the current secretary of the Strata Committee. We are in a 1960s building and have original windows which are in terrible condition and need replacing.

We held an AGM and EGM last year and the raising of a special levy was approved. Only 3 owners attended the EGM but it was an unanimous vote at the EGM. My understanding is that it requires a majority vote for a general resolution so this should be sufficient.

Can an unapproved strata committee contract be ratified?

By admin,

The Strata Committee accepted a $13,000 offer from a landscaper to carry out landscaping work without informing anyone and without minuting the deal. The contract involved altering common property without the owners corporation approval.

When this became known, the strata committee broadcast that it had renegotated the deal so that none of the work involves common property. We are not certain that the renegotiation took place. We'll have to check with the contractor.

Naming a strata building: process, voting and legal requirements

By admin,

A resident recently suggested that it would be nice to give our NSW strata building a name. It currently just has a street number. Many others share this view and have requested that our SC look into the appropriate procedures.

It is generally acknowledged by a significant number of unit owners that giving our building a name portrays character, can lift its persona and potentially make the property more desirable for owners wanting to sell or invest. The SC is therefore keen to make this work for the benefit of all.

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