Can strata managers charge administration fees for by law breach notices or are such fees invalid fines

By admin,

I've received a by-law breach notice from the strata manager along with an invoice for an admin fee for the investigation of the by-law breach. The breach was for a noise complaint from our downstairs neighbours.

There are signs in our common areas stating that a breach of a bylaw will result in a breach notice accompanied by an admin fee of between $110 and $220 for breaches like:

Do all light fittings in strata buildings require globes and how do lighting standards affect compliance and safety

By admin,

We are a strata of 24 units. The building is to C3 standards. According to Australian Standard Lux levels, the required level of lighting is 40 to 100 lux.

The building has been fitted with an abundance of fittings, which if all are fitted with globes the area is over illuminated.

Do all fittings require globes for any legal reason?

Can motion sensor lighting be used in strata buildings and what minimum lighting standards apply to hallways and car parks

By admin,

Our building has 20 floors that are serviced by lifts with 7 floors of car parking underneath. Each floor has a number of lights permanently on. People are only ever in the hallways to go to or from their unit to the lifts, or to the garbage chute. The car park has had a number of fluro fittings replaced with movement sensing LED lights that are permanently on dimly and shine brighter with movement. These areas have no windows or external light source.

Does an owners corporation have a duty of care to provide lighting on common property and prevent safety risks

By admin,

Our complex has been without lights in our very dark grounds for 3 months. It is pitch black outside at night. The blame for lack of lighting has been the inclement weather. Now it's been decided that the old lights will be replaced once the committee choose from 3 quotes. This will take time too.

My husband fell over a couple of weeks ago because he couldn't see. Some residents have suggested temporary lights whilst we wait for the committee. This is so dangerous and there seems to be no duty of care considered.

Can fire stair lighting be sensor controlled in high rise buildings and what regulations apply

By admin,

Are there fire regulations that say general lighting to fire stairs must be on at all times day and night, or can we install sensors and door switches so the fire stair lights only come on when required?

Can lot owners attend committee meetings as observers and what to do if access is refused by the strata committee

By admin,

As an owner, I've has requested permission from the Presiding Officer to attend a Management community meeting to observe only.

Our by-laws state that this decision should be voted on by the members of the Committee and the request is only valid if the owner wants to submit an issue. The Presiding office has approved my request to attend, but the rest of the committee won't agree. What can be done about this?

Can owners challenge inaccurate AGM minutes and record strata meetings to ensure accuracy

By admin,

As a lot owner attending a meeting, how can I exert pressure to ensure accurate AGM minutes are kept?

Our Strata Manager has inserted information that was not mentioned or agreed to at the AGM. When corrections were circulated to owners and agreed, the Strata Manager became belligerent.

Is it legal to tape these meetings in the interest of accuracy?

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