Richard Hale is the Founder and Principal of Strata Operational Support (SOS), an independent strata analysis, governance and coordination practice working with schemes across Australia, backed by Australasia Consulting Group. A senior consultant in program and project delivery management, he holds an MBA from Macquarie University and is a Fellow of the Australian Institute of Company Directors (FAICD).
An owner in our building asked for approval to renovate two bathrooms. The request was approved at an EGM under section 108 of the Strata Schemes Management Act 2015.
Once the renovations were finished, the owner sent the owners corporation a claim for waterproofing and like-for-like tiling. The renovation wasn't for repairs, it was an enhancement. Is the owners corporation responsible for paying this claim?
Based on asset modelling, our electrical system has the longest replacement life at 40 years, so the owners corporation decided to base the maintenance fund forecasting on 40 years. This has led to large jumps in contributions and a very large net reserve balance in year 40.
We want to keep the financial burden on owners as low as possible while keeping the fund healthy enough to avoid special levies, so I'd like to understand the principle behind this kind of modelling.
At an extraordinary general meeting, the developer, acting as the body corporate, passed a motion authorising the committee to obtain insurance quotes and issue an insurance levy contribution to owners once the premium amount was known, apportioned in accordance with the interest schedule lot entitlements under section 201 of the Body Corporate and Community Management (Standard Module) Regulation 2020.
One lot has trees growing in its exclusive use courtyard. The roots from these trees have blocked and damaged the stormwater pipe that connects that lot to the main stormwater line under the common driveway. A plumber investigated and confirmed the tree roots caused the damage. The damaged section of pipe sits under the common driveway, outside the lot boundary.
Who is liable for the repairs, the lot owner or the body corporate?
A committee member has major works required on their balcony. The matter has been reported, and the works requested. Does the committee have the right to ask the member to step out of the meeting while it discusses and decides on their action? Is it a conflict of interest for that member to be present?
Another lot owner in my building has complained to the strata manager that I am advertising my apartment on AirBnB. The lot owner insists the strata manager is obliged to report me to Council. Is it correct that 1 person in the building can make an accusation and the strata manager MUST report me to Council?