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Topic
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We have recently purchased a unit and concrete cancer has been detected by our engineer in the floor. We have been advised by other owners that the OC was aware of the concrete cancer. The apartment had been vacant for approximately 12 months before we took possession so there was plenty of opportunity to fix it but nothing was done. It is so bad it must have been there for a very long time. QUESTION – what are the OC’s obligations in a matter such as this? Are they in breach for letting it get so bad and not making any attempt to rectify?
This matter was raised at the last OC meeting on 5 December and it was agreed that the OC would appoint an engineer to look at it. Today, two months later, despite several unanswered email and phone calls, I was advised that the delay was because they were waiting for me to remove the carpet. QUESTION – are we obliged to incur the costs of removing or lifting the carpet to expose the concrete cancer?
We are temporarily absentee owners and only became aware of the meeting decision when we called at the building and saw the meeting minutes pinned up in the garage. QUESTION – is the Strata Manager obliged to distribute the meeting agendas and minutes to owners by email or mail as it can’t be assumed all owners are residents?
Our engineer indicated there were other repairs that needed OC attention however the OC’s response refers to “a small area of damage near the door”. QUESTION: How do we go about ensuring the whole unit is properly inspected and all the repairs are specified?
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Replies
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The owners corp seems to be working on a “least said, soonest mended” basis. Firstly, you should talk to our sponsors Magnatex about how this should be handled – they are the experts.
The lifting and replacing of carpet is the least of your concerns but you would imagine that would be part of the scope of works once it has been established that there is a problem and therefore come under the Owners Corp’s responsibility.
For schemes under 100 units, it is accepted that they only need to post minutes and agendas on the notice board. However, you can request that your secretary emails you a copy or posts it to you at your expense.
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