Question: To resolve matters in our dysfunctional scheme, fifty per cent of the committee requested and held a meeting. We recorded meeting minutes and sent them to the strata manager to distribute. Months later, they haven’t been sent. What can we do?
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.
Within four days of the meeting, we provided a copy of the minutes to the strata managing agent for distribution. Months later, despite numerous telephone calls and emails, the strata manager still has not distributed the minutes. We have not received an explanation for why the minutes have not been distributed. What suggestions do you have for dealing with the strata manager?
Is the strata manager required to distribute the minutes? How can we get them to act?
Answer: Contact the licensee of the strata management firm to make a complaint.
Well, this question has a few moving parts.
The functionality of the strata committee could be an issue, and the owners corporation may consider their options there.
To simplify and focus on the strata manager and their obligations in the first instance, I suggest that you make contact with the licensee of the strata management firm to make a complaint. If this particular firm are members of Strata Community Australia (NSW), they are part of the Professional Standards Scheme. At the forefront of this scheme is a further commitment to consumers to ensure high professional standards across the strata industry in NSW.
The strata management firm should also have a complaints management process, which the licensee should provide advice on. If you are unhappy with the outcomes of the complaint, you may be able to lodge a complaint with the Strata Community Association (NSW) or Fair Trading.
I would encourage all strata schemes to only work with firms who are members of the Strata Community Association (NSW), as there are systems and processes in place for better regulation of the sector.
This post appears in the October 2023 edition of The NSW Strata Magazine.
Mark Louis
Vital Strata Management
E: mark@vitalstrata.com.au
P: 02 9008 1112
In Coffs Harbour, our Strata is a seven unit based strata with the seven units going in one row from the entry to the rear of the property, it is an old motel so all units are joined to the next unit with no gaps in between each unit. The strata has had a one person Committee who was the only person on every Committee, including the owners corp. Although I had requested to join the committee, with the one person voting there’s was no chance. There are never minutes sent out or any chance to vote on strata changes. I had requested from the Strata Management for this to happen many times, however the situation has never changed. This one person committee member owner of unit #2 had her partner and his mates renovate their own unit, including moving walls and water pipes. I asked many times to see all approvals that should of come from many different authorities, local council, insurance companies etc. I also asked to see the minutes from the meeting approving these renovations. But was refused as I was advised this was not my business. I have asked has the renovations been checked by an engineer or the insurance company to ensure that the insurance cover on the building has not been effected. My hot water unit #4 now takes a longer time to go from cold to hot. There was one occasion where I had a dispute with resident (Chairman) of separate next door Strata not linked to our strata, with different street addresses. The dispute was about a thumping machine that the next door strata had going all night to keep birds away but keep the residents of both strata’s awake. I started leaving my outside lights on all night and there was not one sound from the birds. I then suggested to the next door. Because I had suggested that to next door neighbor through a written message, he then wrote to my Strata Management, the committee person advised the strata assistant manager to issue me with a breach of strata by-law. When I was issued this breach I advised the assistant manager because the two parties are not from same, but two totally different strata she had no right to issue the breach of by-law to me. I asked the assistant manager to supply me with date and time of the meeting to decide to issue me with a breach of by-law, with no reply or follow up. After speaking to Fair-Trading they advised me to notify the Strata assistant manager (now strata manager) that the breach is void. I notified the strata manager in writing in regards to the breach being void and could I please have a written message that the breach had been made void (By Fair Trading) including a written copy of the breach being void but also being mad void from the computer records system. I have not received any notification and also made a written request to inspect my files without reply. I also made a separate written request to inspect the file of the renovations done to the committee members strata without reply.
The Strata has recently appointed a new committee however as an owner and resident of the strata I was never advised of a meeting for this change being made. I was not informed who had nominated to be on the Committee, when were the nominations taken as I would like to have nominated to join the committee myself. I did not get the opportunity to vote or when the meeting to make these changes was held. I have asked the strata manager why weren’t postal votes sent out to allow all owners to vote, strata managers reply we are to busy. I do not know how many members are on the new Committee or any of their names. There are only two owners that reside on sight, one being the former committee person who prevented all information of the Strata/Committee information to be transparent to all owners. I can not speak on the other owners experiences. But in my case decisions have not been done fairly or professionally.