NSW: Q&A Special Levies, Levy Payments and Overdue Levies

These Q&As are about special levies, levy payments and overdue levies.

Table of Contents:

• QUESTION: If strata levies have been raised for a project such as painting, must the funds be used for that expense?
• QUESTION: How can I stop the never-ending nightmare of raising special strata levies?
• QUESTION: We owners are being issued a $40,000 special levy. The owners corporation are suggesting we pay in instalments over a 3 year period. We’ve been advised that we can’t pay in full, which is our preferred option. Is this the case?
• QUESTION: My strata manager is withholding some of my levy notices. How do I ensure these late notices are sent to me, as the strata manager is ignoring my emails?
• QUESTION: We have a Special Levy going to pay for a contract to address a waterproofing problem. Our strata manager is adding GST to the levy invoices. Is this correct?
• QUESTION: To compensate for money I’ve spent on repairing common property, I’m withholding levies payments. Is this the right course of action?
• QUESTION: We receive a delayed strata levy. On the levy it shows 2 quarters plus interest, however, this was sent late from the strata. Are the owners still responsible for the interest?
• QUESTION: We’ve just bought a townhouse in NSW and have since received a special levy notice of $7000 to repair balconies. Surely this levy should go to the previous owners? 
• QUESTION: Are all legal costs recoverable when you engage a lawyer to recover outstanding levies?
• QUESTION: When recovering late levy payments, can the Owners Corporation recover the costs of using a lawyer/debt collector from the recalcitrant owner?
• QUESTION: One lot owner is refusing to pay levies. What is the correct/recommended procedure to pursue debt recovery and in what order should those steps be taken?
• QUESTION: A lot owner in our 6 lot scheme has been overseas for over a year and hasn’t made a levy payment for that duration. Why would our strata wait so long to recover the debt?
• QUESTION: A special levy of $3000 was struck for each of our 6 owners for our driveway to be concreted. Quotes have not even been accepted as yet, but we are now being charged interest on late levy payments. Is this legal?
• QUESTION: We did not receive a levy invoice or a notice of arrears. The next period notice invoice for levies, strata is charging interest and there is a notice of arrears fee. Do we have to pay the arrears notice fee and interest if we never received the invoice?
• QUESTION: What happens if you get a levy notices for works you think are illegal? What rights do I have to not pay?
• QUESTION: At an AGM, should there be a motion for an extra levy or is it discussed together with the other regular contributions?
• QUESTION: On our levy notices, the levy payment periods were not included. Is this ok?
• QUESTION: What happens to the interest charged on overdue strata levies?
• QUESTION: We’ve raised a special levy for a re-roofing job on our building. 3 weeks after the payment deadline 2 lot owners have still not paid. How can we recover the money?
• QUESTION: I understand when my levy payments are due. Does the 30 day required notice period apply to Special Levies?
• QUESTION: What is a Special Levy?
• QUESTION: For the purpose of calculating overdue strata fees, could you please advise when it is deemed that an electronic transfer of a Strata unit owners levy fee is deemed to have been paid?
• QUESTION: Can the owners corporation charge interest on overdue strata fees? If so, is there a regulated, standard rate?
• QUESTION: Payments in advance are withheld to be used in the period they fall due. Is this normal practice?
• QUESTION: After calling our new strata management company for information, I have personally been charged a sum. Until the invoice is paid, I am unfinancial. Are strata management companies authorised to act as a “debt collector” for the owners corporation?
• QUESTION: Our strata is requesting we pay a special levy as over 10% of lot owners have overdue strata fees. I do not want to pay this special levy. What will happen to me?
• ARTICLE: Debt Recovery Procedure for Overdue Strata Fees in NSW
• QUESTION: What are the requirements to contact a lot owner regarding overdue strata fees? When can legal action against the lot owner commence?

Question: If strata levies have been raised for a project such as painting, must the funds be used for that expense?

Our strata raised a special levy last year for $9,000 for painting. We all paid the special levy but it was used for other expenses. We have received another notice for us to pay a special levy for painting, this time for $15,000.

I contacted our strata manager and raised my concerns requesting that this special levy be used for painting. They’ve responded that they can not guarantee that no as other expenses may arise. Is this legal?

Answer: There is nothing in the Strata Schemes Management Act 2015 that regulates a special levy can only be used for particular works.

There is nothing in the Strata Schemes Management Act 2015 that regulates a special levy can only be used for particular works.

Part 5, Division 1 & 2 of the Strata Schemes Management Act 2015 specifies how levies can be raised and how they are dealt with.

Unfortunately there are often unexpected repairs and costs in a strata scheme and if the Capital Fund balance is low (as the amount of the special levy would indicate in your case) then it may have been required for another more urgent purpose.

The second special levy must however be raised at a General Meeting of all owners and as an owner you can raise your concerns at that meeting and there should be a motion on the agenda giving owners the right to consider placing restrictions on the Strata Committee under Section 36(3) of the Strata Schemes Management Act 2015. This might assist in ensuring owner have the right to determine the spending of the funds raised.

The vote for a special levy is a simple majority and so if sufficient owners are opposed to another special levy it will be defeated.

Noting the above comments I should advise that Section 36 (2) of the Strata Schemes Management Act 2015 specifies that the decision of the Owners Corporation prevails over that of the Strata Committee. So it depends upon how the motion was originally passed to raise the special levy and what wording was used.

Robert Fothergill
Strata Life
E: [email protected]
P: 02 9456 9917

This post appears in Strata News #533.

Question: How can I stop the never-ending nightmare of raising special strata levies?

We purchased a unit in April 2018 with special levies meant to finish in June 2020. The strata have continued to raise special levies and the quote agreed on in 2016 (apparently) has more than doubled.

I want this money back. I do not want the doors and windows replaced. My windows are in excellent condition and don’t need replacing.

The special levy was meant to raise $250,000 and now it’s meant to raise over $500,000. Can we get them to stop the levy? It’s outrageous to double the cost mid levy. The quote should have been accepted and once the cost was covered, they should have stopped.

How can I stop this never-ending nightmare of special strata levies?

Answer: If the owners corporation has passed the proper resolutions, you are liable to pay the expenses of the owners corporation in proportion to your unit entitlements.

Irrespective of whether you consider that your windows are in excellent condition, it appears that the owners corporation decided to replace all windows and doors either as a repair function or upgrade special resolution.

On the assumption that the owners corporation has passed the proper resolutions, you are liable to pay the expenses of the owners corporation in proportion to your unit entitlements.

You, however, as an owner, have the right to make an application to NCAT for Orders that the levies are “excessive” in which case NCAT can order a refund. Should you elect to pursue this course, we recommend you seek expert strata legal advice.

Leanne Habib
Premium Strata
E: [email protected]
P: 02 9281 6440

This post appears in Strata News #516.

Question: We owners are being issued a $40,000 special levy. The owners corporation are suggesting we pay in instalments over a 3 year period. We’ve been advised that we can’t pay in full, which is our preferred option. Is this the case?

Answer: A levy can definitely be paid off in advance, particularly given the full amount is known. The account would just remain in credit balance until enough levies have accrued against it to remove the balance.

Andrew Terrell
Bright & Duggan
E: [email protected]
P: 02 9902 7100

This post appears in the September 2021 edition of The NSW Strata Magazine.

Question: My strata manager is withholding some of my levy notices. How do I ensure these late notices are sent to me, as the strata manager is ignoring my emails?

I think my strata manager is withholding some of my levy notices. They say I am unfinancial, therefore I could not vote at the last AGM. I’ve sent three emails asking for the levy notices that I’m missing.

How do I ensure these late notices are sent to me, as the strata manager is ignoring my emails?

Answer: Not receiving a notice isn’t a reason to not pay the levy

I would definitely put it in writing if you haven’t already. When you do put it in writing, I’d give a reasonable timeline for compliance, ie the timeline for that Strata Managing Agent to respond.

If you feel that they haven’t yet responded, then you need to take further action and that is to apply to NCAT – your first step is mediation. I just wanted to note how we have a Section 83(4) of The Strata Schemes Management Act that doesn’t actually require a strata managing agent or the delegated Treasurer of an owners corporation to issue a levy notice. Although it’s a standard common industry practice that you would be served a notice every quarter reminding you and prompting you of the amounts due and payable, it’s not a legal requirement under the Act. Not receiving a notice is no reason to not pay the levy.

You should be writing to the Strata Managing agent, putting in writing, giving them a reasonable deadline to respond. If they haven’t responded, I would then make an application to the tribunal, and mediation is the first step.

I’m confident that when they receive an application for mediation, they will respond. Otherwise, they would have to give reason as to why they haven’t responded.

Another option is if your managing agent provides access to their portal you could uplift a levy statement. If you don’t already have access, request access to the portal, obtain your login details and try uplifting the levy statement through that portal.

Leanne Habib
Premium Strata
E: [email protected]
P: 02 9281 6440

This post appears in Strata News #502.

Question: We have a Special Levy going to pay for a contract to address a waterproofing problem. Our strata manager is adding GST to the levy invoices. Is this correct?

Answer: Regardless of a scheme being registered, it pays GST on expenses so has to collect that amount in levies

The ATO site is very helpful on this issue: Strata schemes and real estate agent services

A strata scheme is required to register for GST if:

• it is considered to be a non-profit body and its turnover is more than $150,000 (turnover must include levies on unit owners)
• it is not considered to be a non-profit body and its turnover is more than $75,000 (turnover must include levies on unit owners).

Most schemes will be a non-profit body (as otherwise it may have to distribute interest income or profits from rental or other activities).

Thus the scheme in question could be registered if it elects to be registered (as many commercial schemes do under the above thresholds as the owners are in many cases, GST registered) or would be required to be registered if it meets the above thresholds.

A scheme which is registered will need to conduct BAS statements.

Regardless of a scheme being registered, it pays GST on expenses so has to collect that amount in levies – it just can’t claim GST input if not registered.

Andrew Terrell
Bright & Duggan
E: [email protected]
P: 02 9902 7100

This post appears in the August 2021 edition of The NSW Strata Magazine.

Question: To compensate for money I’ve spent on repairing common property, I’m withholding levies payments. Is this the right course of action?

After repeated requests from the Strata Manager, some of the long standing activities of strata are not completed so we’ve withheld the quarterly levies.

Over the last few years, special levies were collected for rectification works and these have not been completed. In addition, there have been issues with the internal exhaust fans that were not completed by the strata manager and I replaced them on my own account.

Since some of the amounts are the Owners corporation’s responsibility and there has been no satisfactory outcome, I have held back Levies due for the past year and I intend to continue holding back any quarterly levies until the amount owed equals the costs that I have incurred in fixing some of the defects/remedial activities that I deem to be necessary in my unit complex.

Can the Owners Corporation adjust my levy against the costs that I have incurred whether there is an approval or not?

Answer: If you do not pay your levies, then you will be an unfinancial owner with the consequences that you cannot vote at general meetings and you cannot be a member of the strata committee.

Under the Strata Schemes Management Act 2015 (SSMA) there is no legal basis for a lot owner to refuse to pay a levy or for an owners corporation to reduce the levy one lot owner pays. This is the case even if the owners corporation is refusing to comply with its legal duties or is being mismanaged. In those cases, the appropriate thing for the lot owner to do is apply for mediation at Fair Trading and then for orders at NCAT to rectify the situation.

If you do not pay your levies, then you will be an unfinancial owner with the consequences that you cannot vote at general meetings and you cannot be a member of the strata committee.

You are not entitled to be re-imbursed (for example by a reduction in your levies) for the money you have spent repairing common property. The NSW Supreme Court in the case of The Owners – Strata Plan 32735 v Heather Lesley-Swan [2012] NSWSC 383 has made it clear that where a lot owner spends their own money to fix common property because the owners corporation has failed to do so, the lot owner is not entitled to be re-imbursed the cost by the owners corporation unless there is a prior agreement between the two to permit the re-imbursement. The reasons the Supreme Court gave that one person is, generally speaking, not permitted to do work on another person’s property without the latter’s permission, and an owners corporation must be able to engage and control the contractors that work on common property so that the owners corporation can enforce warranties against contractors for defective works. An owners corporation cannot enforce warranties in a contract between a lot owner and a contractor.

If the owners corporation has budgeted for quarterly levies and raises those quarterly levies and any special levy, but it is not spending the money raised at all or the money is not required (which may be the case if a lot owner has paid to repair common property because the owners corporation has not) then there may be some scope for a lot owner to apply to NCAT for an order reducing the size of the levies under section 87 of the SSMA. Under section 87, NCAT may change the amount of a levy or its manner of payment if NCAT considers that the amount of a levy is inadequate or excessive or that the manner of its payment is unreasonable. An applicant for such an order must first apply for mediation at Fair Trading.

Carlo Fini
Lewis & Charles Lawyers
E: [email protected]
P: 02 9159 9053

This post appears in the August 2021 edition of The NSW Strata Magazine.

Question: We receive a delayed strata levy. On the levy it shows 2 quarters plus interest, however, this was sent late from the strata. Are the owners still responsible for the interest?

Answer: If the levy was issued late, they should not be charged any interest.

They shouldn’t be responsible for the interest. If it was issued late and interest was charged due to the lateness of that notice then No, but they might want to check if the interest relates to those two quarters and it doesn’t relate to a previous amount. But no, if it was issued late, they should not be charged any interest.

Leanne Habib
Premium Strata
E: [email protected]
P: 02 9281 6440

This post appears in Strata News #497.

Question: We’ve just bought a townhouse in NSW and have since received a special levy notice of $7000 to repair balconies. Surely this levy should go to the previous owners? 

We recently bought a townhouse in NSW. We have since received a special levy notice of $7000 to repair balconies. We received the bill, but surely as this was agreed upon prior to settling on the property we should not be liable to pay? We were not informed by the strata management or consulted that these works were going ahead. Should this bill fall onto the previous owners? 

Answer: Generally, the obligation to pay levies falls with the owner at the time the levies are due for payment.

It is difficult to comment specifically without knowing the dates and circumstances of the raising of the special levy. Generally, the obligation to pay levies falls with the owner at the time the levies are due for payment. An adjustment is made at settlement where levies have been paid in advance and sometimes an agreement is made between the buyer and seller regarding the obligation to pay upcoming special levies.

If no agreement was made, I think it would be difficult to claim these levies from the previous owner. The amount and reason for the special levy would have been shown in the relevant general meeting minutes when it was raised. I’m not sure whether you obtained a strata records inspection report for this property but you would expect it to show current special levies if they had been raised prior to the report being prepared. If you would like some more specific information on this issue I suggest you contact your conveyancer or feel free to contact us.

Michael Ferrier
Eyeon Property Inspections
E: [email protected]
P: 02 9260 5510

This post appears in the July 2021 edition of The NSW Strata Magazine.

Question: Are all legal costs recoverable when you engage a lawyer to recover outstanding levies?

Answer: Yes, they are recoverable

Yes. So under the Act that is a legal costs, it’s very specific. Basically any debt recovery cost that are incurred as a result of pursuing late payments, non payments or outstanding levies is fully recoverable.

What happens is, when we incur those costs, we charge it to the ledger. So any final settlement or final debt recovery process that is pursued by debt recovery officers or lawyers through the Owners Corporation, that would always be recouped at the end.

So yes, they are recoverable.

Leanne Habib
Premium Strata
E: [email protected]
P: 02 9281 6440

This post appears in the July 2021 edition of The NSW Strata Magazine.

Question: When recovering late levy payments, can the Owners Corporation recover the costs of using a lawyer/debt collector from the recalcitrant owner?

In a previous response you mentioned that when recovering late levy payments, the fourth letter of Demand should be “by lawyer/debt collector”. Who is preferred in the first instance, a lawyer or a debt collector, and why?

Can the Owners Corporation recover the costs of using a lawyer/debt collector from the recalcitrant owner?

If the services of a lawyer become necessary, do the lawyers charge their fees to the Owners Corporation or do they pass their fees on to the recalcitrant?

Answer: The lawyer’s fees are recoverable from the defaulting owner and form part of the overall debt.

Our practice is that the first three letters of demand are issued by our office and, if they do not generate a satisfactory response, then a lawyer is engaged to either elicit a response or commence debt recovery proceedings.

The lawyer’s fees are recoverable from the defaulting owner and form part of the overall debt.

Leanne Habib
Premium Strata
E: [email protected]
P: 02 9281 6440

This post appears in Strata News #469.

Question: One lot owner is refusing to pay levies. What is the correct/recommended procedure to pursue debt recovery and in what order should those steps be taken?

I am the “Honorary Administrator” of a self-managing strata scheme of four townhouses.

We may need to take levy recovery action against one owner who is refusing to pay the 4 equal quarterly levy contributions discussed and agreed to as an agenda item at our AGM.

I have sent several friendly reminders and a formal letter of demand to pay by 4 equal quarterly instalments as required under the NSW Strata Schemes Management Act and the Owners Corporation, but he is refusing.

The lot owner has requested to pay by setting up a periodic payment arrangement with his bank to pay in small fortnightly instalments.

After sending out reminder notices and a formal letter of demand, what is the correct/recommended procedure to pursue debt recovery and in what order should those steps be taken?

Answer: The process is as follows

Generally speaking, the process is as follows:

1. 1st Letter of Demand by strata manager for unpaid levies
2. 2nd Letter of Demand by strata manager for unpaid levies
3. 3rd Letter of Demand by strata manager for unpaid levies
4. 4th Letter of Demand by lawyer/debt collector for unpaid levies
5. Legal proceedings for debt recovery are commenced

Leanne Habib
Premium Strata
E: [email protected]
P: 02 9281 6440

This post appears in Strata News #464.

Question: A lot owner in our 6 lot scheme has been overseas for over a year and hasn’t made a levy payment for that duration. Why would our strata wait so long to recover the debt?  

In our residential building of 6 units, one lot owner has been overseas for more than a year and hasn’t made a levy payment for that duration. Strata have said they are in debt recovery and going through the courts.

Why hasn’t strata acted much sooner and how long can this go on before its resolved? I would have thought after 3 months of no levy payments and strata would issue a debt recovery action letter to the owner.

Answer: The strata manager was waiting for instructions from the strata committee

You are correct – the strata manager appears to have been tardy in chasing the levies, however, it may be that the strata manager was waiting for instructions from the strata committee. The practice is usually that 3 separate reminder letters are sent with formal debt recovery proceedings being instituted thereafter.

Leanne Habib
Premium Strata
E: [email protected]
P: 02 9281 6440

This post appears in Strata News #462.

Question: A special levy of $3000 was struck for each of our 6 owners for our driveway to be concreted. Quotes have not even been accepted as yet, but we are now being charged interest on late levy payments. Is this legal?

Answer: No debt recovery action can be taken against the owner for 30 days past the levy due date.

First of all, it is important to note that a Special Levy can only be raised by majority decision at a General Meeting. The motion to raise the funds would specify the amount to be raised, purpose of the funds and the due date of the levy.

In terms of a debt recovery action being taken, such as the interest you are being charged, no debt recovery action can be taken against the owner for 30 days past the levy due date. Once the 30 days has elapsed, interest would accrue against the levy from the due date of the levy at a rate of 10% per annum.

Please find the below section from the Strata Schemes Management Act 2015: Section 86 Recovery of unpaid contributions part 2A states

(2A) An owners corporation may, without obtaining an order under this section, recover as a debt in a court of competent jurisdiction, a contribution not paid at the end of 1 month after it becomes due and payable, together with any interest payable on that unpaid contribution and the reasonable expenses of the owners corporation incurred in recovering those amounts.

Michael Smythe
NSW Branch Manager
Civium Communities
E: [email protected]

This post appears in the March 2021 edition of The NSW Strata Magazine.

Question: We did not receive a levy invoice or a notice of arrears. The next period notice invoice for levies, strata is charging interest and there is a notice of arrears fee. Do we have to pay the arrears notice fee and interest if we never received the invoice?  

Answer: Unfortunately, you are liable to pay the levies irrespective of whether you received the notice or not.

Unfortunately, you are liable to pay the levies, irrespective of whether you received the notice or not (see below bolded):

83 Levying of contributions

1. An owners corporation levies a contribution required to be paid to the administrative fund or capital works fund by an owner of a lot by giving the owner written notice of the contribution payable.
2. Contributions levied by an owners corporation must be levied in respect of each lot and are payable (subject to this section and section 82) by the owners in shares proportional to the unit entitlements of their respective lots.
3. Any contribution levied by an owners corporation becomes due and payable to the owners corporation on the date set out in the notice of the contribution. The date must be at least 30 days after the notice is given.
4. Regular periodic contributions to the administrative fund and capital works fund of an owners corporation are taken to have been duly levied on an owner of a lot even though notice levying the contributions was not given to the owner.

You are liable for interest and arrears etc unless the owners corporation determines generally or specifically to you that such fees will not apply.

Leanne Habib
Premium Strata
E: [email protected]
P: 02 9281 6440

This post appears in Strata News #455.

Question: What happens if you get a levy notices for works you think are illegal? What rights do I have to not pay?

What happens if you get a levy notices for works you think are illegal? The body corp have not obtained the correct council permits and I think the work is going to be order to be demolished anyway, what rights do I have not to pay for them?

Answer: Regardless of the legality of the purpose for which the money was raised, if meeting the meeting was legal and the notice for the contribution was properly issued I do not see how an owner could withhold payment.

Regardless of the legality of the purpose for which the money was raised, if meeting at which the contribution was struck was legal (e.g. notice periods were met and the voting was achieved) and the notice for the contribution was properly issued – I see no reason that an owner could withhold payment.

Should the owner withhold payment and the levies fall overdue, they will be liable for interest and risk having debt recovery proceedings take place against them.

I suggest that the owner would be best challenging the issue at the tribunal if they believe the owners corporation is acting illegally; they are otherwise able to try and convene a general meeting (by arranging a qualified request) to overturn the decisions regarding the works and the associated levy.

19 Other general meetings

1. The secretary or a strata committee of an owners corporation may convene a general meeting (that is not an annual general meeting) of the owners corporation at any time.
2. The secretary of the owners corporation, or another officer if the secretary is absent, must convene a general meeting (that is not an annual general meeting) of the owners corporation as soon as practicable, and not later than 14 days after, receiving a qualified request.
3. A meeting may be convened on a qualified request even if the first annual general meeting has not been held.
4. A request is a qualified request for the purposes of this section if it is made by one or more owners of a lot or lots in the strata scheme having a total unit entitlement of at least one-quarter of the aggregate unit entitlements.

Andrew Terrell
Bright & Duggan
E: [email protected]
P: 02 9902 7100

This post appears in the February 2021 edition of The NSW Strata Magazine.

Question: At an AGM, should there be a motion for an extra levy or is it discussed together with the other regular contributions?

At an AGM, how much detail is needed to be specified in a Motion for an extra levy?

If extra levies are needed, do we have to specify the reasons and name of company and amount etc….

Should there be a motion for this or is it discussed together with the other regular contributions?

If this is put in a special motion with all details, can it already be voted for and dealt with instead of having another extraordinary meeting to vote?

Answer: The “additional moneys” to which you refer would form part of the expected expenditure.

Because at each AGM the owners corporation must consider how much money it will need to credit to its capital works and administrative funds for actual and expected expenditure, the “additional moneys” to which you refer would form part of the expected expenditure and you would not likely need to raise a special levy because during your estimation at the AGM you will know how much you will need to be raised and you must have before you a statement of the existing financial situation of the strata scheme.

A special levy is only required if the owners corporation is subsequently faced with expenses it cannot meet from either fund, or it was not allowed for in the annual budget (and funds were required to complete specific repairs and therefore could not wait to raise moneys over a further budget period) in which case a general meeting would then be required to consider and approve a special levy.

Leanne Habib
Premium Strata
E: [email protected]
P: 02 9281 6440

This post appears in the December 2020 edition of The NSW Strata Magazine.

Question: On our levy notices, the levy payment periods were not included. Is this ok?

On our levy notices, the levy payment periods were not included. Is this ok?

After discussion the Strata Management Company agreed to include this on the levy notices, however, they do not seem to be following the usual accounting quarters as per the financial year. Why is this?

Answer: Levy notices don’t have to state the period they cover but it’s good practice to include it.

• Levy notices don’t have to state the period they cover but it’s good practice to include it.
• There’s no requirement for levy periods to cover the same 12 months as the financial year (and much of the time they won’t – it’s just a matter of collecting the total over 4 quarterly instalments).

Andrew Terrell
Bright & Duggan
E: [email protected]
P: 02 9902 7100

This post appears in the November 2020 edition of The NSW Strata Magazine.

Question: What happens to the interest charged on overdue strata levies?

Answer: Interest is taken as income to the relevant fund to which the levies are outstanding.

Interest charged on outstanding levies is payable at 10% per annum and is taken as income to the relevant fund to which the levies are outstanding – administration or capital works fund.

Andrew Terrell
Bright & Duggan
E: [email protected]
P: 02 9902 7100

This post appears in >Strata News #322.

Question: We’ve raised a special levy for a re-roofing job on our building. 3 weeks after the payment deadline 2 lot owners have still not paid. How can we recover the money?

I live in a 23 lot strata complex. We are having a major re-roofing job done which has required the raising of a special levy. 3 weeks after the payment deadline 2 lot owners have still not paid.

The Strata Manager can not issue a work order until all levies are paid. Where do we go from here?

Answer: The act is clear on interest being payable 30 days after a levy falls due and collection costs being borne by the responsible owners.

If the scheme has adequate money in the bank for the works (inclusive of any accrued admin/capital works funds) they should issue a work order to proceed.

Otherwise, the act is clear on interest being payable 30 days after a levy falls due and collection costs being borne by the responsible owners.

If it’s a matter of money in the bank, the scheme could take out a loan or raise further special levies.

Andrew Terrell
Bright & Duggan
E: [email protected]
P: 02 9902 7100

This post appears in Strata News #319.

Question: I understand when my levy payments are due. Does the 30 day required notice period apply to Special Levies?

The NSW STRATA SCHEMES MANAGEMENT ACT 2015 – SECT 83 states:

3. Any contribution levied by an owners corporation becomes due and payable to the owners corporation on the date set out in the notice of the contribution. The date must be at least 30 days after the notice is given.

I understand when my levy payments are due. Does the same apply for special levies? Does the 30 day required notice period apply?

Answer: Yes, it does, the key word being ‘Any’.

Yes, it does, the keyword being ‘Any’.

Andrew Terrell
Bright & Duggan
E: [email protected]
P: 02 9902 7100

What is a Special Levy?

For a detailed explaination, take a look at this video by Michael Ferrier, Eyeon Property Inspections.

What are Special Levies?

NSW Fair Trading, on their Levies and Capital Works Funds page, provides the following definition:

Owners corporations can vote to introduce a ‘special levy’, which can sometimes be a large amount. Special levies can be sought where there are insufficient funds to cover large capital works or unforeseen works, for example, to carry out major repairs to the common property.

They are calculated according to the lot entitlement of each lot owner.

Question: For the purpose of calculating overdue strata fees, could you please advise when it is deemed that an electronic transfer of a Strata unit owners levy fee is deemed to have been paid?

For the purpose of calculating overdue strata fees, could you please advise when it is deemed that an electronic transfer of a Strata unit owners levy fee is deemed to have been paid?

Is it considered paid the moment that the funds have been accepted and a receipt issued, considering most transactions go through overnight?

Answer: Funds are deemed received when the recipient may access funds.

In our view, electronic funds transfers should be treated like personal cheques ie funds are deemed received when the recipient may access such funds, in other words, when cleared funds stand to the credit of the Owners Corporation’s bank account.

Leanne Habib
Premium Strata
E: [email protected]
P: 02 9281 6440

This post appears in Strata News #277.

Question: Can the owners corporation charge interest on overdue strata fees? If so, is there a regulated, standard rate?

Answer: Many strata schemes have difficulty with one or two owners with overdue strata fees, however, this many unfinancial lot owners is unusual.

Yes, an owners corporation may charge interest on overdue strata levies. This is regulated by:

85 Interest, discounts on contributions and payment plans:

1. A contribution, if not paid when it becomes due and payable, bears until paid simple interest at an annual rate of 10% or, if the regulations provide for another rate, that other rate.
2. Interest is not payable if the contribution is paid not later than one month after it becomes due and payable.

Further, the owners corporation has the right to waive interest payable.

Leanne Habib
Premium Strata
E: [email protected]
P: 02 9281 6440

This post appears in Strata News #239.

Question: Payments in advance are withheld to be used in the period they fall due. Is this normal practice?

Our strata scheme pays levies quarterly and sometimes some owners pay the entire year’s levies in advance, eg, in the first quarter.

Whilst those advanced funds are strictly accounted for by our strata manager company, they are not released for expenditure until the date of the quarter in which they would be due had they not been paid in advance. Is this normal practice? Is this a practice subject to negotiation or is it governed by NSW strata legislation?

With maintenance having been neglected in years past, we are experiencing quarterly cashflow problems in spite of dramatically increasing levies. Use of funds paid in advance could assist getting through the financial year without having to call for a Special Levy.

Answer: Any levies paid in advance will sit in the owners corporations funds and be accounted for on the balance sheet under ‘levies paid in advance’.

This doesn’t quite make sense. Any levies paid in advance will sit in the owners corporations funds and be accounted for on the balance sheet under ‘levies paid in advance’ or similar. The money will show as paid on the owners ledger and as each levy falls due, will be accounted for.

It is not uncommon that in the event of cash flow issues, owners might be called by the owners corporation to pay their levies prior to the due date and that is a matter for each owner.

Andrew Terrell
Bright & Duggan
E: [email protected]
P: 02 9902 7100

This post appears in Strata News #236.

Question: After calling our new strata management company for information, I have personally been charged a sum. Until the invoice is paid, I am unfinancial. Are strata management companies authorised to act as a “debt collector” for the owners corporation?

Our small strata of 10 units in Sydney recently changed to a new strata management company.

I have just received an invoice from them issued “on behalf of” the Owners Corporation that states: Lot !: Answering phone enquiries $82.50.

At no time was I advised that my call was to be time charged to the owners corporation and the owners corporation were entitled to recover the charge from me.

My phone call related to the validity of a motion at the last AGM.

I have declined to pay the invoice on the basis I neither have a contract with the owners corporation nor the strata management company. I have been advised that until the invoice for $82.50 is paid I am unfinancial and therefore can not vote at an upcoming general meeting.

I understand other owners who have sought advice from our strata manager under the Full Strata Management Agency Agreement were not subsequently charged by the owners corporation (who of course may not have been invoiced by the management company).

The strata manager relies on this:

The Act states that an unfinancial owner is:

“unfinancial owner” means an owner of a lot in a strata scheme who has not paid all contributions levied on the owner that are due and payable, and any other amounts recoverable from the owner, in relation to the lot.

This includes both levy payments and any other recoverable amount, such as invoices.

Is the strata manager correct in this specific case? Whilst the small amount involved sits on the levy notice as overdue strata fees I remain an unfinancial owner. I am effectively being blackmailed. Pay up or you can’t vote. This impediment goes to the heart of my issue.

If the owners corporation had invoiced me directly they would have to seek recovery of the claimed debt through the local court and I would not be unfinancial at any stage, whatever the outcome of the court action.

Are strata management companies authorised to act as a “debt collector” for the owners corporation on this issue and include the invoice on my levy notice?

If there is strength in my argument I will seek adjudication by NCAT if necessary to establish a clear precedent for the NSW strata industry. I feel that strongly.

I just wonder how many owners receive similar invoices after speaking to their strata manager?

What is my position regarding this seemingly small charge which could have significant implications in the future regarding further charges when seeking advice on strata matters?

Answer: No, the strata manager is not authorised to act as “debt” collector. Write to the strata manager and ask them for the legal basis upon which they are entitled to on-charge their costs.

While we have not reviewed the relevant strata management agency agreement, there is likely to be a line item which empowers the strata company to charge the owners corporation per phone call on a timed basis.

As for the owners corporation on-charging you, in the absence of a by-law or other agreement from you, it is unclear on what legal basis the owners corporation is doing so. You should check the by-laws applicable to your scheme to ascertain the existence of such a by-law (such by-laws are not uncommon).

So you can challenge the legal basis upon which they on-charge you and refuse to pay and take it further eg mediation etc or simply pay to ensure your financial status. You are correct in your understanding that whilst a smallish charge, if they are legally charging you, failure to pay renders you unfinancial and prevents you from being nominated/appointed to the strata committee and disentitles you to vote on all resolutions (other than unanimous resolutions).

Are strata management companies authorised to act as a “debt collector” for the owners corporation? No, the strata manager is not authorised to act as “debt” collector in the absence of clear authorisation eg by way of a by-law or other agreement in place. Most by-laws recover moneys owed to the Owners Corporation as debts due ie through the normal debt recovery channels eg local court.

Perhaps you could write to the strata manager and ask them for the legal basis upon which they are entitled to on-charge their costs before you go through legal channels noting that there is no contract, arrangement, agreement with you nor any by-law empowering them to do so.

Leanne Habib
Premium Strata
E: [email protected]
P: 02 9281 6440

These articles are not intended to be personal advice and you should not rely on it as a substitute for any form of advice.

This post appears in Strata News #214.

Question: Our strata is requesting we pay a special levy as over 10% of lot owners have overdue strata fees. I do not want to pay this special levy. What will happen to me?

I live in a 54 units complex. Last week I received a letter from strata requesting us to pay the special levy due to some 6 units having overdue strata fees. I think it is unfair so I do not want to pay this special levy. What will happen to me?

Answer: Many strata schemes have difficulty with one or two owners with overdue strata fees, however, this many unfinancial lot owners is unusual.

Unfortunately, many strata schemes have difficulty with one or two owners that are behind in paying their levies. This is normal however 6 owners in a building of 54 being in recovery is unusual.

I would suggest that your strata manager isn’t following up the levies promptly. It is so important to ensure that you appoint a strata manager that has strong processes around debt collection and control of overdue strata fees, with reminder letters to be issued against owners in arrears followed then by recovery action against any owners who still have overdue strata fees after receiving reminders.

An owners corporation can raise special levies at a General Meeting for a number of purposes including a shortfall of funds due to owners not paying their levies. A short term special levy may be required at your building to ensure that the Owners Corporation can continue to operate whilst the outstanding levies are being recovered.

I would recommend against refusing to pay this special levy as you may end up in litigation to recover your outstanding amounts. I would suggest you assist your owners corporation and pay this levy as soon as you can.

I would, however, suggest that you ask your strata manager to send you a copy of the levy collection process and policy as this may require improvement to avoid this situation in the future.

Rod Smith
The Strata Collective
E: [email protected]
P: 02 9879 3547

This article is for reference purposes only and is not intended to be a comprehensive review of the developments in the law and practice or to cover all aspect of the subject matter. It does not constitute legal or other advice and should not be relied upon this way. Readers should take legal or other advice before applying the information containing in this publication.

This post appears in Strata News #194.

Debt Recovery Procedure for Overdue Strata Fees in NSW

Do Strata Plans Need a Debt Recovery System for Overdue Strata Fees in Place? Yes is the simple answer!

Why? So a lot owner does not get too far behind in their strata levies, making it impossible to get their far overdue strata fees up to date. If a debt recovery process is part of the yearly AGM Minutes, which each lot owner receives, all the lot owners are aware of the procedure for overdue strata fees if they do have difficulty paying their levies.

Having the debt recovery procedure in the yearly AGM Minutes is also a reminder to all lot owners of the process. It ensures that the individual lot owner is aware that recovering overdue strata levies is not done on an ‘ad hoc basis’ reinforcing that there is a system in place – and this debt recovery procedure in NSW will be adhered to.

This makes the process less personal and more of a business transaction. This is exactly the way a Strata Plan should be run, as a business of the owners. Executive Committees and Strata Managers routinely obtain quotes for cleaners, gardeners, accountants, and lawyers who assist them in running the Strata Plan. However, Executive Committees and Strata Managers do not consider overdue strata fees in the same way – as a debt to the plan which should be collected as early and as quickly as possible.

I often see one lot owner in a small strata plan or a minority of lot owners in larger plans who don’t pay their levies and the strata plan can’t pay the necessary expenses as a result. The Strata Plan will then obtain a loan so that they can pay their yearly expenses whilst the minority of lot owners continue to not pay their levies and their overdue strata fees increase, placing further strain on the paying lot owners.

All lot owners should speak to their Strata Managers and have a Debt Recovery Process for overdue strata fees voted on at the next AGM and ensure that the debt recovery process is adhered to.

Bronwyn Smith
Smith Partners Lawyers
E: [email protected]
P: 02 8089 3160

Question: What are the requirements to contact a lot owner regarding overdue strata fees? When can legal action against the lot owner commence?

I was wanting some legal advice on what the requirements are to contact an owner regarding overdue strata fees? In particular, is the Owners Corporation only required to send a single letter informing the lot owner of the overdue strata fees before legal action can be pursued?

Answer: A letter of demand should be sent as it may affect the question of the Strata Plan recovering costs at the end of the court proceedings.

Legally, the overdue notice is sufficient. However, practically a letter of demand should be sent as it may affect the question of the Strata Plan recovering costs at the end of the court proceedings.

Also, a letter of demand puts the lot owner on notice that:

• the levies are outstanding and the lot owner then has the opportunity to pay the levies or question the validity of them and
• it clearly advises the lot owner that if the outstanding amount is not paid then legal proceedings will be commenced within a certain time frame e.g 7 or 14 days.

I have found that a letter of demand will also often elicit a response from the lot owner such as a payment plan.

Bronwyn Smith
Smith Partners Lawyers
E: [email protected]
P: 02 8089 3160

This article is not intended to be personal advice and you should not rely on it as a substitute for any form of advice.

This post appears in Strata News #139.

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Read More:

• NSW: Capital Works Funds: What’s new….
• NSW: When are you an unfinancial lot owner? What effect does this have?
• Cracking the Strata Fees Code

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