Why are owners charged for renovation approval meetings?

By admin,

If it is common practice for strata managing agents to charge a fee for arranging ad-hoc meetings, where is the strata manager’s authority to charge for this? Who are they charging, the owners corporation (OC) or the owner?

If approval is required, isn’t it a function of the OC to grant or deny that approval? If the OC needs to convene a meeting to perform that function, why is the owner charged for the OC to perform this function?

These charges may be “usual”, but I cannot see how they are justified.

What can you do about unapproved ducted air conditioning in strata?

By admin,

A lot owner installed a ducted air conditioning system in a top floor unit of a 3 storey without approval and without anyone's knowledge. The condenser is in the garden, the wires run up the wall to the roof and the ducting is in the roof cavity. These 3 areas are all common property. The system is approximately $7000 without installation. The building was built in the 80s, there are no firewalls in the roof cavity.

An owner recently stayed at his ground floor unit and discovered the condenser hidden behind a bush on the wall under his window.

What can you do if a neighbour installs air-conditioning without approval?

By admin,

We own a unit in a six unit complex. Each unit is three levels and joined, sharing boundary walls. Each unit has an exclusive use garden. Without approval, a lot owner installed a new air-conditioning unit and compressor. The compressor was installed on our wall, directly in front of our compressor. The neighbours drilled holes in the wall and ran large PVC covered pipes from the wall into our garden bed.

We can no longer use our air conditioner during summer due to lack of airflow. Our compressor was at risk of overheating.

Who owns replaced items after strata insurance repairs?

By admin,

I recently had strata insurance works to my lot after water ingress from a flood. During the works, the strata insurance builder damaged several items, such as my oven, sink, furniture and built-in joinery.

I claimed replacement costs. I'm to buy the items and claim reimbursement from the strata trust as they must approve the works or replaced items and then claim tax. As these items are taxable to the trust, who owns them?

Is the owners corporation liable for flood damage caused by blocked gutters?

By admin,

My apartment recently experienced water damage due to overflowing gutters during heavy rain. The property manager and I submitted a claim for $1400 to my landlord insurer to cover the cost of lifting, drying, and deodorising the damaged carpet. The insurer denied the claim because a plumber's report linked the flooding to clogged gutters with leaves and debris. We believe the lack of gutter maintenance by the owners corporation (OC) caused the issue. The OC has now confirmed they will clean the gutters every six months.

Can an unfinancial owner vote if they pay just before the AGM?

By admin,

We recently held our AGM. One of the lot owners paid their outstanding levies half an hour before the start of the meeting. We were unaware of this at the start of the meeting and the meeting was conducted, votes counted etc. with the understanding that the unfinancial lot owner’s votes were invalid.

Can an unfinancial strata committee member move or vote on motions?

By admin,

Our Strata Manager has informed us that at the beginning of each EC general meeting, we must ask if any members declare they are unfinancial.

If the committee does not ask this question and an unfinancial member moves a motion or votes on a motion, that motion can be declared valid.

My understanding is that if any EC member votes on a motion when they are unfinancial, that motion is invalid.

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