Why do we have to pay 50% insurance excess for a storm damaged fence repair?

By admin,

A dividing fence between our lot and common property was damaged during the severe weather over SEQ in Dec 2023.

Our fence contractor assessed and quoted the damage.

Our strata management has informed us that our complex has insurance coverage for storm damage, however, we would need to pay 50% excess. Is this usual? If so, is it based on:

Can a committee cancel flood insurance even if the building is near a tidal creek?

By admin,

Our committee is considering cancelling our flood insurance coverage.

Although there has not been a flood event in almost 18 years, the complex has a nearby tidal creek and wetland area on one boundary and a wetland area on another boundary.

Can the committee make this decision, or is it a restrictive issue requiring general meeting resolution?

Can the BC pay a plumber for a leak in a lot and seek reimbursement from the owner?

By admin,

When a plumber is called to investigate the cause of and repair a water leak in a lot, our body corporate decided to pay the plumber's invoice and issue a "notice to pay" to the owner. Is this legal?

Can body corporate funds be used to pay for a repair that is an owner's responsibility even if reimbursement follows? If an owner refuses to reimburse the amount, body corporate funds could be tied up indefinitely until the dispute is resolved.

Can the OC force lot owners to change their locks and demand a key?

By admin,

Our owners corporation has unilaterally decided to update all lot door handles and locks. Do they have the authority to force lot owners to change their locks and handles if an owner objects? Does the owners corporation have the right to demand a key from lot owners who have changed their locks over the years?

Does the OC Act specify what information a notice of entry must include?

By admin,

Does the Act define the requirement for what is included in a notice of entry?

Can an owners corporation issue a notice of entry with very little information to substantiate the need for access, the extent of access, to what common property access is needed and for what purpose?

Is it reasonable that the Act provides the owners corporation with carte blanche right to access a lot without appropriate substantiation for the need, duration and extent?

Can an owners corporation require lot owners to have their flexi hoses inspected?

By admin,

An apartment in our building had a major leak, causing significant damage to other lots. An insurance claim was lodged to cover the damage. The owner's corporation (OC) now wants individual owners to arrange a plumber inspection of their flexi hoses, or they will arrange the inspection and complete any required work.

Is a contract valid if it's signed by someone who is not on the committee?

By admin,

Our builder owns a few lots in the building but is not on the committee. Our strata manager sent our committee a contract. The committee found the builder had signed the three year contract. Further investigation indicates the builder was unfinancial when he signed the contract.

Should the contract be signed by at least two committee members? Is the contract valid?

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