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Could someone explain how strata fees are calculated? Can identical units in the same block be charged different fees? Are things like views included in the calculation? I have noticed that units on lower floors here are charged less than I am – I am higher up and have “district” views. Just wondering…
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The closest correlation you will get to your unit entitlements (the basis on which your levies are calculated) is the apartment's value so views and aspect do come into it, along with size and amenity. That's why apartments higher up the building usually have higher UEs and therefore highers levies. If it's any consolation, you also get a higher value vote in a “poll” at a general meeting.
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On this subject. some townhouses in our complex have converted their roof space into a 3rd level (by-law in place for this). Given the increase in floorspace and views and value (these are now 4 bedroom, 3.5 bathroom) should the strata levies be reviewed to account for this, and how do we progress this?
The OC should pay for a surveyor to work out what the new UIs should be and then, if you can get unanimous agreement, they will explain how you register this so you can redistribute levies on that basis. If you don't have unanimous agreement, you can apply to the CTTT for a judgement adjusting the levies accordingly.
Just be aware that there is a point at which the expense of all the surveys and legals etc outweighs the benefits of redistributing the UEs.
A more elegant solution, if the roof spave was common property, may be to lease it to the owners in way that doesn't interfere with their rights or their ability to sell but recognises the added value they have in their peroperty. That money could then go into the general fund and reduce your levies accordingly.
If you want to be alerted when anyone replies to your posts or responds to this topic, please register and login, then you will be able to subscribe to the topic. The opinions offered in these Forum posts and replies are not intended to be taken as legal advice. Readers with serious issues should consult experienced strata lawyers. NB: Longer threads may spill over to additional pages - look for the numbers on the bottom right, under the last post.
The OC should pay for a surveyor to work out what the new UEs should be and then, if you can get unanimous agreement, they will explain how you register this so you can redistribute levies on that basis. If you don't have unanimous agreement, you can apply to the CTTT for a judgement adjusting the levies accordingly.
Just be aware that there is a point at which the expense of all the surveys and legals etc outweighs the benefits of redistributing the UEs.
A more elegant solution, if the roof space was common property, may be to lease it to the owners in way that doesn't interfere with their rights or their ability to sell but recognises the added value they have in their property. That money could then go into the general fund and reduce your levies accordingly.If you want to be alerted when anyone replies to your posts or responds to this topic, please register and login, then you will be able to subscribe to the topic. The opinions offered in these Forum posts and replies are not intended to be taken as legal advice. Readers with serious issues should consult experienced strata lawyers. NB: Longer threads may spill over to additional pages - look for the numbers on the bottom right, under the last post.
Thank you Jimmy.
I have wondered in the past why I pay the same levies as my neighbours, who have at least 1 (in some cases 2) additional bedrooms, an extra full bathroom and great views from their 3rd levels. It won't be popular, however seems fair according to the way UEs are calculated.