Question: Our strata insurance runs out very soon, and our owners corporation manager has not paid for insurance or arranged an AGM. Where does this leave us?
Our strata insurance runs out very soon, and our owners corporation manager has not paid for insurance or arranged an AGM. They have stated they need to obtain three insurance quotes before holding the AGM. We are not sure why this has been delayed.
All phone calls and emails about the matter are ignored. When I finally reached the strata manager, they were very aggressive. Where does this leave us?
Answer: You are under no obligation to do business with the strata manager’s broker or insurer.
Firstly, when it comes to strata insurance, it is important to know there is nothing obligating you to do business with the strata manager’s broker or insurer. If you feel it is no longer in your best interest for the strata manager to arrange your insurance, consider arranging the insurance separately.
In Victoria, most strata management contracts include a condition that requires a 15% fee to be paid to the strata manager. This condition often locks you into the strata manager’s chosen broker, making it financially impractical to explore alternative insurance options. Be aware of this limitation when considering your insurance choices and try to negotiate the removal of this condition when negotiating your contract renewals.
Likewise, if your strata manager is unresponsive, ignores emails, or exhibits aggressive behaviour, it may indicate it’s time to seek a new strata manager who prioritises providing excellent service.
Generally, insurers will issue renewal quotes 14 days before expiry unless there is a specific reason they cannot issue the quotes beforehand. If the strata manager is arranging quotes and submitting them to the committee for approval,this needs to happen before the policy expires and a reasonable service expectation in the industry is to receive your quotes 14 days prior to expiry.
In the event of delayed quotes, it’s important to understand the underlying reasons. Seek further explanation from your strata manager and broker. Potential causes of delays may include:
- Late initiation of the quoting process by the broker or strata manager.
- The strata manager has the quotes but delayed their issuance to you.
- The insurer failed to provide the renewal quote within the provided timeframe.
- Delays result from a lag in providing necessary information.
To gain a clearer understanding of the situation, consider the following steps:
- Check the date the quote was issued. If it predates the date provided to you, it suggests a delay on the strata manager’s part.
- Request the strata manager or broker to provide documentation, such as emails sent to insurers requesting quotes and email responses from insurers (those documents should show the date the quote requests were sent). This will help establish a timeline and shed light on any potential delays.
I recommend you consider seeking assistance from an alternative insurance broker who can guide you in dealing with the issues you face with your strata manager. It is evident your current insurance arrangements are not adequately serving your interests. By consulting with an alternative broker, they can thoroughly assess the situation, offer guidance, and help you explore better alternatives that align with your needs.
This post appears in Strata News #657.
Tyrone Shandiman
Strata Insurance Solutions
E: tshandiman@iaa.net.au
P: 1300 554 165
This information is of a general nature only and neither represents nor is intended to be personal advice on any particular matter. Shandit Pty Ltd T/as Strata Insurance Solutions strongly suggests that no person should act specifically on the basis of the information in this document, but should obtain appropriate professional advice based on their own personal circumstances. Shandit Pty Ltd T/As Strata Insurance Solutions is a Corporate Authorised Representative (No. 404246) of Insurance Advisenent Australia AFSL No 240549, ABN 15 003 886 687.
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