I have one more question. What happens if one or more eligible lot owners doesn’t vote in a poll vote?
The majorities for ordinary and special resolutions are calculated on the basis of the number of votes cast. Section 14 of Schedule 1 of the SSMA says this: “A motion put to a meeting, or an election of officers of the owners corporation or members of the strata committee, is to be decided according to a majority in number of the votes cast for and against the motion…”
Apart from anything else, this clarifies the value (or lack thereof) of abstentions which are not counted as part of the overall vote. That might sound obvious but we have encountered situations where the losers in a vote wanted the abstentions to be counted as “don’t know” votes, so as to raise the threshold of percentages.
However, in your situation, the non-votes may not effectively be “no” votes, if they would otherwise have supported the motion. Three votes out of four would get you over the line (depending on UEs) but it would take five out of six to get the same result.
And have a look to see if there is a sustainability or accessibility component in the proposals becasue they reduce the majority for the required special resolution to be over 50 per cent.