What process should the committee follow when responding to an application for conciliation?
We received two similar questions that have been combined into this one article.
Question 1:
At a recent BCC meeting the committee by a vote of 4 for and 1 against approved an application for installation of pavers and additional stormwater drainage to drain into the original stormwater drainage.
The committee member who voted against will not accept the majority vote and has now registered a conciliation application against the committee with the Office of the Commissioner for the BCCM for the decision to be overturned. The applicant is nominated as a committee member and the respondent as the committee.
The BCCM provides for either a lot owner with 50% of the body corporate or the affected lot owner can make an application in writing to the body corporate secretary to challenge the decision made by the committee.
The committee believes this is the process that must be followed before any conciliation application can be made.
Are we correct in our understanding of the process and if so can we have the application rejected?
Question 2:
The committee has received a conciliation application with the secretary as the applicant wanting a decision reversed from a previous BCC meeting.
In the application, the secretary admits secretly recording the meeting and quotes from that recording.
Should the Committee notify the Commissioner and request the application be refused? Can we take legal action because of recording secretly and quoting in the application?
When someone lodges an application for conciliation, the onus rests on them to ensure their application is legislatively compliant
Let’s go back a few steps.
When someone lodges an application for conciliation, the onus rests on them to ensure their application is legislatively compliant, and the Commissioner and her delegates have the decision-making power as to whether to accept an application (i.e., it is compliant) or reject it (i.e., because it hasn’t met all requirements).
You can request the Commissioner reject the application and you’d need to state your reasons. If the Commissioner declines your request and accepts the application, then your next decision is whether you would participate in the conciliation session. Participation is voluntary and it seems from the tone of your emails that you would rather not participate. I would urge you to look at conciliation as an opportunity rather than something to resist and find reasons to have rejected. Conciliation has a proven track record in getting workable agreements for parties which then enable them to get on with their affairs. It’s also an opportunity to learn, as a conciliator also has a role to provide information to parties.
In relation to your specific queries:
- An applicant must attempt to resolve things themselves prior to lodging an application. The ‘50%’ process you describe can be seen as a reasonable attempt to self-resolve, but it’s certainly not the only way a dispute gets resolved and the Commissioner may decide that the applicant has already demonstrated other, reasonable attempts to resolve the matter
- The fact that the meeting was recorded without your knowledge, seemingly, is not of itself reason to reject the application. You can absolutely raise that as an issue if you wish. In relation to taking legal action about the recording, you’d need to obtain qualified legal advice
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