• Read more about Alarm Bells: Doctoring BC Records to Hide Building Defects
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Our Strata manager commissioned 4 engineering reports within 10 years due to known building defects. On all 4 occasions, opportunities have been lost in promptly addressing issues and litigating against the building defects within the warranty claim period.

When we purchase in the building in 2019, we were led to believe by the strata manager that all water ingress defects noted in dilapidation reports had been remedied, so we purchased with confidence.

• Read more about Dealing with frivolous repair requests and excessive communication
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An owner made numerous claims on the committee to repair minor and frivolous items in their lot, e.g., a missing insect screen clip and two cracked tiles on the kitchen splashback.

How does the committee respond to nuisance claims? This owner emailed the committee 189 times in 2024.

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• Read more about Strata Insurance Outlined in UTMA 2011
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In our Class B unit complex, where the owners corporation handles building insurance, but individual owners are responsible for their repairs and maintenance, how are claims for water damage handled, especially in cases of multiple rain events causing ongoing damage? Who determines the validity of a claim, and how are the responsibilities between the owners corporation and individual owners defined in such situations?

• Read more about Best practice guidelines for common property cleaning frequency
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Our strata committee continues to defer general maintenance around the property and keep garden maintenance, general cleaning (pressure cleaning the paths, etc) and gutter cleaning to a minimum. Their view is that the paths should be cleaned 'when required'.

Are you aware of any best practice guidelines or documents around cleaning frequency based on the size of the strata complex? For example, a strata site of 50 units should clean internal areas bi-monthly, etc. We've contacted NSW government departments, but they could not assist us.

• Read more about Couriers, Mail and Parcel Delivery to an Apartment
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Is the body corporate obliged to secure residents' mail?

A previous committee removed the resident’s mailboxes. During office hours, mail and parcels are left with the Building Manager. After hours, mail and parcels are left in an unlocked box on the sidewalk, accessible by anyone. I’ve requested the committee and caretaker either put a secure lock on the box or provide a better system. The committee refuse to answer.

• Read more about Seeking Reimbursement for Water Leak Expenses
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In a multi-lot commercial property, one lot experienced unsightly water damage to ceiling tiles as a result of water ingress from a damaged roof. The roof has been replaced. The lot owner would like the strata company to replace all ceiling tiles as the new tiles do not perfectly match the 30-year-old tiles. The council of owners only wants to replace the damaged tiles.

Is the strata company required to replace all tiles so they match? What would be a fair outcome?

• Read more about Applying for Conciliation - Form 22
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Conciliation is a total waste of time and money. A body corporate committees will most likely, having made the decision, refuse to compromise. It will hide behind “the committee decision” and “we have made this decision for the benefit of all owners”, so will not lose face by agreeing to a change.

A body corporate committee does not always act “reasonably”, but rather enjoys having the power and control that comes with being on the committee. And frequently it's a single voice requesting something, so has next to no chance of getting anywhere.

• Read more about Can I Access Body Corporate Records?
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A body corporate organised report indicated varying unit maintenance requirements, and the committee performed maintenance on seven units.

Payment made to the company for each unit's work was the same amount for each unit. An additional payment of the identical amount was paid for three of the seven units.

Given that the reports varied for each unit, it is difficult to understand why there was unity in the maintenance cost for all units.

Can an owner request copies of the quotes approved by the committee? Is the committee obliged to supply the quotes?

• Read more about Duty to Maintain and Repair Common Property
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