Can a chairperson with majority vote change parking by-laws without a general meeting?

By admin,

We are building managers operating a management rights letting business at the complex. Our chairperson holds the majority vote, as they own 72% of units in the scheme.

The committee added a by-law regarding visitor parking without an EGM for body corporate approval.

The committee chairperson insists the by-law was voted on at a meeting. We were not invited to or had any input into this undocumented meeting.

Do auditors verify payments made directly to the strata manager during a strata audit?

By admin,

If the committee discovered that large sums of money, aligning exactly with business invoices, were being paid directly to the strata manager instead of the repair company, would this be a cause for concern? For example, what if a $1,000 invoice for capital works repair was made directly to the strata manager rather than the repairer, while other similar repairs were paid to the repairer?

During a strata audit, is it standard practice for auditors to verify that the amounts listed in the trust bank statements match the corresponding invoices and payments?

Who is responsible if a burst pipe damages a lot when owners are unable to turn off the water?

By admin,

For our building, there is only one main water supply for the entire block of 24 flats. There are only 3 shut off taps designated by the owners corporation, 8 units per shut off tap. Owners are unable to turn off the water. Who is responsible if a burst pipe damages a lot while the owners are away.

Can a sole committee member claim costs for maintaining common property when other owners are non-resident and unengaged?

By admin,

My wife and I are the only resident owners in our small strata scheme. The other villas are occupied by renters. I am the secretary of the committee, but none of the other owners are interested in participating.

The common property includes fences, the driveway, and small garden areas in front of each villa. One of the renters is not maintaining their section of the common property, and it is downgrading the appearance of the scheme.

Why does Central Queensland fall under North Queensland for strata insurance purposes?

By admin,
  1. Why is Sure the only insurance company willing to insure our 17 lot strata building? Over the the past 13 years, although we've had a cyclone, high winds and hail storm, we haven't had a claim.
  2. Our building replacement is $7 million. According to Govt legislation, Sure Insurance's maximum insurance cover is $5 million.

Do strata loan repayments funded by long-term agreement income need to be reimbursed to the sinking fund?

By admin,

Our body corporate receives $45,000/year income for long term agreements. We borrowed money for building improvements and use this income for the loan repayments. Do these loan repayments need to be paid back into the sinking fund by owners via a special levy? Our previous strata managers did not state this was a requirement, but our new strata manager has insisted that this is the case.

Who is entitled to attend, vote or propose motions at a strata AGM?

By admin,

Can anyone attend, propose, second a motion or vote at a strata AGM? In other words, what qualifies a person to do these things at an AGM?

We have a four-lot strata plan where one investor owns two lots. The investor serves as the chair, treasurer, and secretary. They nominate their partner as the representative of one of the lots. The partner is not a registered proprietor of either lot. No proxy is presented.

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