• Read more about Can an owners corporation recover funds for unauthorised strata payments?
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There are unauthorised payment transactions in Owners Committee financial reports. Our Strata Manager has been paying contractors for work carried out on a rented unit in our block. This work has not been requested by the Owners Committee.

The Committee has received no paperwork regarding the job or contractor invoices. Is the Owners Corporation entitled to request a refund from the Strata Agency for these non-authorised transactions?

• Read more about What can you do if a strata manager fails to distribute meeting minutes?
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I am the chair of a dysfunctional strata committee of four members. In an attempt to resolve matters, fifty per cent of the committee requested and held a meeting. Thirty per cent of owners attended. We recorded a complete set of minutes.

• Read more about Can a strata manager operate a trust account without a signed agreement?
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• Read more about Can a former strata manager issue invoices after the agreement ends?
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We changed our strata management company in December 2023. This was the date the books and the owners corporation funds were transferred. After receiving the last statement two months later, we noticed unusually high charges collected by the previous strata manager before the transfer of the books.

We sent an e-mail to the previous strata manager disputing the charges. Weeks later, they responded, saying the charges were discounted and they were preparing a tax invoice for other uncharged services.

• Read more about What can an owners corporation do if special levy funds are misused?
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• Read more about Is a strata manager required to provide detailed invoices for large payments?
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We have requested our strata manager provide the contractor's formal quotes and invoices, including itemised costs, on a letterhead. They continue to send bulk costs from companies via typed text in emails. The owners corporation only wants to pay once they receive the requested invoices. Is the strata manager required to supply the OC with correct invoices for large payments?

• Read more about Can a strata manager be liable if repairs are refused by the owners corporation?
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• Read more about Can a chairperson approve pest control without an owners corporation decision?
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Our owners corporation is over 10 years old. There has been some rat and mouse activity. The chair approved pest control work without a formal owners corporation decision. Is this usual practice?

• Read more about Does a proxy prohibition still apply after changing regulation modules?
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At our AGM in 2001, owners passed a special resolution to prohibit all proxy voting at general meetings. At the time, our scheme operated under the BCCM Standard Module Regulations. The resolution has never been rescinded or replaced by a new special resolution.

In 2022, owners approved the adoption of the BCCM Accommodation Module Regulations. Does the 2001 special resolution prohibiting proxy voting still apply now that the scheme has moved from the Standard Module to the Accommodation Module?

• Read more about Do you need a by-law to bill water based on sub-meter readings?
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We are a complex of 15 single-storey units with individual water sub-meters and a main meter. The council reads the sub meters and main meter every two months and gives the readings to our strata manager for billing and payment to the Water Corporation.

We'd prefer the strata manager charge each owner based on their sub-meter usage. A recent leak in one lot increased that lot's usage and pushed the Water Corporation bill into a higher tier. Our unit entitlements are equal, and the strata manager spread the higher-tier cost across all owners.