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[Claire]

Hi

I hope someone can provide clarification on this issue for me.

My strata manager is refusing to allow me access to the common property power room to read my electricity meter.

The reason given is that it is too dangerous, and that I should ask my provider to come and do a reading.

I recently switched providers and their business model requires that I regularly self-read to maximise savings.

An extraneous reading outside the normal cycle will cost me around $80 per time.

Our strata complex does not have smart meters, and I don’t believe I should have to fork out to have one installed inside my unit; which would require strata approval and a bylaw.

We are a NSW strata and I am a resident lot owner.

The Victorian Electricity Distributors Rules 2014 explicitly state:
“8.5 Access

8.5.1 General

The customer must provide convenient and unhindered access to metering locations and equipment, and all other supply related assets as follows:

Meter installation, reading and planned maintenance, as a minimum between the hours of 9.00 am to 5.00 pm Monday to Friday;

At all times for supply and metering fault rectification; and

At any other time agreed by the Distributor or meter provider and the customer or customers agent.

Meters shall be located in accordance with clause 8.6 (Location).

All occupants shall have common right of access to their occupancy’s meter equipment located in a group meter location within a multiple occupancy electrical installation.
“

NSW is not quite so clear cut.

Department of Industry Resources and Energy Service and Installation Rules as revised June 2015:

“4.2.3 Multiple Occupancy Premises
The metering for new multiple occupancy premises will be grouped at the one metering position. Provision should be made to cater for any future metering requirements.

The grouped metering must be in a location accessible to all associated tenants. It must not be located within any one occupancy.

If located in a secured common area access must be available by means of a standard locking system obtained from the electricity distributor.
“

The NSW regulation infers access, and I have not found any regulations or directives prohibiting me from access.

I would be grateful if someone can provide some clear cut advice on this issue.

Thanks

Topic

[Sir Humphrey]

I suggest you ask your executive committee. They should be able to access. If they can’t they should be able to direct the managing agent to give them a key. The EC has ultimate responsibility to manage the property even if they delegate some functions to a manager. 

If there is really still a concern about your access, then an EC member could come with you to (metaphorically) hold your hand. 

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[Jimmy-T]

Forget the strata manager.  Write to the secretary of the Owners Corp and tell them you need access but, if they insist on you calling out an electrician or power company worker, you will be charging them the call-out fee.

Energy companies are increasingly demanding that we do our own meter readings.  It is completely unreasonable for strata managers and building managers or caretakers to deny access. Also, in case of emergency, someone in your building should be a registered keyholder.

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