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Hi, new here, first post is a question.
I’ve looked around Flat Chat and am of the opinion our Strata Manager of three years is not doing enough, not even the bare minimum, to keep the strata operating smoothly. (Sydney, 42 units, 6os block.) Everything is delegated to him, the strata committee do nothing. This manifests itself in a range of ways from not maintaining or cleaning properly, to not documenting approval and giving residents notice of works affecting us all; including works affecting common property.
My question is simple. Our AGM is coming up. How can a few concerned resident owners ‘put on notice’ the strata manager and incoming committee that things need to change. We need to head off the ‘broken window theory’ situation we find ourselves in. The quality of life here has detonated. Do we need a by-law or just an item on the agenda? Or just get ourselves on to the committee (again) which may not be easy.
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I am not sure what State you are in. I live in QLD where our Strata Manager’s annual contracts are renewed (or not) at each AGM.
If you want another Strata Management company then search around for two that have a good reputation and go and speak to them. Any competent company will be able to advise you on what you need to do to change companies.
Yes. You will need an item on the AGM Agenda.
If you are locked into a multi-year contract, you could try one of several options at the AGM.
1) a mild option would be to have a Discussion item on the agenda ‘to discuss concerns to do with the quality of maintenance and cleaning, documentation of approvals and giving residents notice of works.’ That would give all a chance to air grievances and amounts to giving the committee and the manager notice that they need to do better.
2) a heavier duty option would be a motion for a resolution at the AGM requiring the committee to provide a written report to the next AGM documenting improvements to the quality of maintenance and cleaning, documentation of approvals and giving residents notice of works.
3) I notice you say you have had this strata manager for three years. In the ACT, perhaps similar elsewhere, 3 years is the maximum for a service contract. So, here, the manager’s contract would be up for renewal and there would have to be a AGM agenda item with a motion to renew the contract for a further three years. You could put an alternative motion, to go ahead of this one in the agenda, to only renew the contract for one year. If that motion passes, the next motion for three year renewal would lapse. You would explain the purpose of your motion is to provide an opportunity for the incoming committee to review the performance of the managing agent and then recommend either renewal or replacement at the next AGM.
Since you have a year to run, another option is to put a motion on the agenda requiring the committee to research alternative managing agents and seek a management proposal and quote from the existing managing agent and two others before bringing a recommendation to the next AGM. In your supporting statement you could state your particular concern for finding a manager that would address the following: quality of maintenance and cleaning, documentation of approvals and giving residents notice of works, not necessarily just the lowest price.
Yes, a “please explain” letter to the strata manager, asking why specific problems have arisen and what he intends to do about it would open up the issue for discussion with the committee with a view to further action. I think business people talk about Key Performance Indicators and that’s what you should be aiming for.
But don’t be surprised if he comes back and say it will cost you more.
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Put a motion on the agenda of the meeting, asking all committee members to state whether or not it’s their intention to stand for re-election at the next AGM.
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