Smoke alarms in strata units

By admin,

Our annual fire inspection was carried out today. The smoke alarms in two lots need replacing. The secretary authorised the work to be carried out without consulting the committee members or lot owners. The secretary instructed the committee and strata manager via email that the replacement cost of the smoke alarms is payable by the lot owners (approx $420 each) and not the owners corporation "because all smoke detectors in the building in common hallways and units have to be checked and within date before the AFSS statement can be issued".

Noise complaints to strata

By admin,

My neighbour has a water fountain in her yard next to my patio. The fountain runs 24/7. Although I have asked her to move the fountain and even offered to assist with the relocation, she refuses. Our strata manager has contacted the lot owner who claims her doctor said the sound of the fountain would be relaxing for her.

It is like listening to someone urinating into a toilet bowl 24/7. Strata management is unable to offer any other solution, feeling they have hit a wall with this owner. I am aware of NCAT but I'm unsure if the noise level is what EPA would deem excessive.

Whose insurance covers damage from a leak?

By admin,

Our insurer accepted our claim for repair of our leaking shower in our lot. A licensed company did the waterproof seal, and the insurer approved the method of shower repair. When the claim was completed, a different consultant notified us that the insurer would not accept any future claims if the shower leaked again. Is this legal and usual?

What are the rules around smoke and smoking in strata buildings?

By admin,

The anti-smoking by-law regarding smoke drift is hard to enforce. Owner-occupiers in our unit block asked our committee and owners corporation (OC) to send out reminder letters about the issue, especially regarding smoke drift. Our OC has a by-law about smoke penetration, including the mention of “other substances" that can be vapes or incense.

Keeping Pets in a Strata Building

By admin,

Our by-law states that the written approval of the owners corporation (as distinct from the committee, which is often the case) is required before being able to keep a pet in one’s lot (excluding an assistance animal). Does the decision need to be made at a general meeting, or does the committee have the power to approve the pet and then ratify the request at a subsequent general meeting?

Members of the Strata Corporation

By admin,

At our last AGM, officer bearer and management committee member voting was combined into one agenda item. Only one unit owner was elected for the three officer bearer positions and is now also the sole management committee member with full authority. We are a six-lot residential scheme. Our Adelaide management company supported this arrangement, but it doesn’t sound right to me. Is it compliant with the Strata Titles Act 1988?

What if we Don't Have a Council of Owners?

By admin,

I am a new lot owner in a 5-lot built strata development. There is no appointed strata manager and, prior to my arrival, there had not been an AGM since 1999.

I want to have AGMs so we can discuss things like insurance, by-laws and use of the common property. The problem is, two of the other lot owners aren't interested. As secretary of the strata council, do I need them to agree, or can I just give 14 days notice for the AGM? What happens if no one turns up?

The very noisy floorboards upstairs disturb our peace

By admin,

I’m a lot owner living on the ground floor of a seven-unit building. The upstairs units originally had timber flooring, but all were required to have their floors repaired and carpeted with proper underlay to reduce noise for those living below.

The lot above me was supposedly repaired and carpeted. I was home the week the work was said to have been done, and I did not hear any installation. I’m still experiencing loud, squeaky floorboard noises constantly — every step is audible, my house shakes, and it’s severely affecting my sleep.

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