Lot owners from NSW are wondering what to do when the common areas at their established building aren’t so common.
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- QUESTION: A lot owner in our small block has placed outdoor furniture on common property. Three out of our four lot owners say this is OK. Is it a matter of majority rules?
- QUESTION: Our complex has several common areas behind locked doors which are only accessible via a Strata Master Key.
- QUESTION: One particular lot owner has ‘moved into’ a section of the common areas and uses this space as their own. Do we have a right to ask the owner to either remove their items or make them available to all residents?
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Question: A lot owner in our small block has placed outdoor furniture on common property. Three out of our four lot owners say this is OK. Is it a matter of majority rules?
In a block of four apartments, we have two owner/occupiers and two investors with a 25% lot share each. One owner/occupier decided to place outdoor furniture in the garden next to her side door. Is it legal to have items on common property?
I have objected to this for many reasons. The other two owners say it’s okay with them. Is it a matter of majority rules here?
Answer: Strata is a majority, but I think it should be formally approved.
Strata is a majority, but I think it should be formally approved.
Unfortunately, this is common. If you’re going to have an informal agreement, someone should write to the strata and seek permission to keep a chairman on a time to time basis. The Strata should say, ‘Yep, that’s okay. But there are conditions attached’.
There are requirements for access. I think it’s 1.5 metres – I would need to look it up – for disabled wheelchairs and those sort of things to be able to get into and out of entry and exits.
I would suggest this is maybe a fight you’re going to lose because the other people don’t mind too much about it.
I will give a caution with a block of four. With blocks of two and four, strata managers are always a bit nervous about quoting because they can get upstairs versus downstairs or east side versus west side divisions. That can get really messy and political. If the other owners are okay with this, you may need to concede on that one and the strata manager should say, look, let’s put this to a meeting. You can’t just dump stuff on common property and you need to have it formally approved.
Rod Smith
The Strata Collective
T: 02 9879 3547
E: [email protected]
This post appears in Strata News #397.
Question: Our complex has several common areas behind locked doors which are only accessible via a Strata Master Key.
Our complex has several common areas behind locked doors which are only accessible via a Strata Master Key. Several owners on the Committee have been using these spaces to store personal property. What can we do to ensure fair access to this common property?
Several owners on the Committee have been using these spaces to store personal property, including household items, sporting equipment, and (apparently) commercial materials.
There is NO lease, licence or by-law for this. The response from these Committee members is that they were “given permission” by a previous Committee chairperson. This was sometime around three (3) years ago.
It is also claimed (variously) that this use of the spaces is a “privilege” for the time and effort of being on the Committee; OR that the spaces are not exclusive, and any owner can access them. How this occurs without a Master Key is not clear. Is there an issue here?
Any help on what to do here would be appreciated.
Answer: Use of spaces in this manner should be pursuant to a by-law or at least a general meeting resolution.
There is no right in the act to make use of an area of common property because of services rendered to a strata committee.
The owner should put a resolution to the next general meeting that a list be provided of these spaces and the basis on which they are being used – the spaces arguably have a value for lease, licence or sale and that should be offered to all owners.
Andrew Terrell
Bright & Duggan
E: [email protected]
This post appears in Strata News #392.
Question: One particular lot owner has ‘moved into’ a section of the common areas and uses this space as their own. Do we have a right to ask the owner to either remove their items or make them available to all residents?
We have a common property garden that wraps entirely around one particular unit. This area is the only outdoor common area that can be used for recreation in our medium sized strata complex. A large terrace area has been paved on the common property leading up to the entrance to this unit (I’m not sure who did this) and the owners have fully furnished the paved area with their own outdoor furniture. On the opposite side of the garden, they have installed a bbq and a bench seat so that when we go down to the garden we feel as though we are trespassing in their personal space.
We had assumed the bbq was part of the common areas, but when we tried to use the bbq, the owners came out and told us that it belongs to them and we could not use it.
We would like to be able to use the garden and outdoor terrace and have a bbq and seating in common areas that are available to everyone in the strata.
Do we have a right to ask the owners to either remove their seating and bbq or make it available to all residents?
Answer: The legal answer to this question is simple however the political answer is a minefield.
The legal answer to this question is simple however the political answer is a minefield.
Legally speaking, common property is for the use of all owners.
I am guessing that the above steps haven’t been taken, which puts the current situation into an awkward grey area. My guess is that the current arrangement is an informal one between long standing owners. You will be able to determine if the arrangement is informal by requesting a copy of the by-laws for your strata to see if a by-law dealing with this item has been registered.
As an independent strata manager, I normally don’t allow owners to keep personal effects on common property. This includes a variety of items including pot plants, floor mats, artworks and barbecues. The reason I have this policy is to ensure that my buildings don’t end up in a situation like the one you describe.
Politically, for you to take ‘matters into your own hands’ and ask the owners to remove their items off common property might be a political disaster. I would suggest you take careful steps to resolve this issue.
That being said, I do think what is currently occurring is unfair and needs to be addressed. If you approach the matter with kindness and respect, you should (hopefully) achieve a reasonable outcome. Perhaps the first step might be to talk to your strata manager about the situation and ask what they think you should do. Strata Managers are often a wealth of information that can help with tricky political matters that require an impartial course of action.
Good luck! I hope this works out well for you.
Rod Smith
The Strata Collective
T: 02 9879 3547
E: [email protected]
This post appears in Strata News #172.
Have a question about what to do when the common areas at your established building aren’t so common or something to add to the article? Leave a comment below.
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Several units in our apartment complex have gardens within their courtyards, these are maintained by the strata, they are not accessible to anyone other than the unit owners. If they want to change the planting in their gardens strata pays for it as it common property. Can we make the unit owners pay for ‘extraordinary’ gardening if it’s to change the garden for their use only?
Hi,I`m ,a lot owner of strata plan 72259 in Gosford,I have two car spaces available to myself,am I required to only use the car spaces for parking of cars,if I keep the area tidy/free from rodents and mould,regards and thank-you,…ps Qld has a much fairer system and less bullying with their strata plans as everyone whom is a lot owner has a potential to vote on agenda….
Re the case of a resident putting their own furniture etc on common property. We had a similar situation. Two things happened. One was that the residents were told that ALL residents had a right to use any “facilities” on common property. Two – the contractor who did the mowing and gardening refused to mow/weed around the furniture. Another time he moved the furniture in order to mow – and billed the OC for the extra work, submitting a complaint at the same time. The Strata Manager forwarded the bill to the leasing agent.
Another time we “inherited” play equipment left behind by a departing resident. Over time it deteriorated. Eventually, a child got hurt and the play equipment was disposed of. Lesson: If the OC tolerates possessions being left on common areas, it will be held accountable for the consequences.
there are 25 unit walk ups, and 12 units in the tower with a lift that they only have access too.
Question do all units have to pay for for the upkeep of the lift, or is it the responsibility of the units that use it..
Hi paul
We have responded to your question in this post: NSW: Q&A Duty to Maintain and Repair Common Property
We had a problem with people parking on the common property which made it difficult for others to access their garages.
We are a block of 12 with only 2 owner occupiers and only 4 owners coming to the meetings. The strata committee members who vote each other in all benefited from parking in front of their garages.
An application to NCAT for mediation resulted in them getting legal advice which stated that parking was in breach of a by-law and telling them how they could get exclusive use.
The exclusive by-law failed but unfortunately the strata committee members have used their power to give parking rights to one tenant. The thin edge of the wedge!
So for us, with no opportunity to park in front of our garages the whole thing has been exhausting, debilitating and a waste of time.
Thank you this has been helpful. As each situation is different can I say that the strata manager of my property doesn’t say anything the two investor owners have given permission for the owner to leave the garden furniture. should it be in majority rules or a unanimous decision? This will help me before I put a submission into fair trading Regards
Hi Freda, I had a conversation with a strata lawyer recently regarding exclusive rights use of common space.
To answer your question regarding the resolution, it has to be 75% of unit entitlements, and even if not financial all owners can have their vote in such matter.
We are a lot of three with 10 each entitlements, so if two owners agree and on does not, it does not reach 75%, 75% of 30 is 22.50, or 20 is 66.66%, in that case all have to agree.
I cannot recommend to approach the Tribunal, it can become very costly in legal terms. Good Luck!