Classifying strata property as residential or commercial for insurance pool purposes

By admin,

The ARPC (reinsurance pool) definition classifies a strata property as residential if 50% or more of the total floor area is residential. By that measure, our building should be residential. However, our insurer has classified the property as commercial because just over 20% of our lots are commercial, even though that space only accounts for about 18% of the total floor area. Other insurers seem to apply different criteria. Is there an official definition or industry standard that determines how to classify strata properties for insurance purposes?

Does vertical integration create a conflict of interest for strata companies?

By admin,

How do you see vertical integration evolving in the strata space? If a company does management, maintenance, insurance broking, and utilities billing, what are the risks for owners and committees, and what protections or transparency measures should be in place?

Levy recovery can only begin one month after the due date

By admin,

In our scheme, levies are due on the first day of the month following the quarter. We must wait until the end of the month to confirm that all owners have made their payments. Why can't the due date be set as the last day of the previous month instead? Is this timing required by law or government regulation?

Can owners make strata record requests by email?

By admin,

Can a records request be made by email, or must it be submitted in physical form and delivered to the strata company's registered address? My understanding is that the strata company has three days to respond to the request. If they fail to do so, what is the correct process to enforce the penalty under section 109(1)(b)? Does this require an application to the State Administrative Tribunal, or is there a simpler way to take action?

What can we do to fulfil our obligations and ensure we have the correct resident contact details?

By admin,

I'm on the committee of a body corporate operating under the accommodation module and building format plan. Over the years, we've reminded owners to update their details in the owner roll, including their tenancy and contact information, but several still haven't done so. This has created ongoing problems when we need to notify people about maintenance or arrange access to units.

I received a Form 10 notice for communicating with owners

By admin,

I run a community Facebook page for our unit scheme and have received a Form 10 notice, which I believe relates to emails I sent to other owners about the scheme’s mismanagement. I intended my messages to inform owners, but some found them objectionable or considered them SPAM and made complaints. How should I respond to the Form 10, and what rights do I have in this situation?

DIY repairs by owners: what your body corporate must consider

By admin,

Our chair regularly undertakes DIY roofing and minor building repairs, even though they are not a qualified tradesperson. They claim it saves the body corporate money, but the roof still leaks. Are there guidelines or restrictions in Queensland about unqualified people doing repair work on common property? It is a false economy and a potential risk.

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