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Hi all
I was wanting to find out about the approval of owners to paint the exterior of residential buildings.
I am an owner in a strata scheme of 18 units. There has been a proposal put forward to invite owners to participate in a “working bee” to sand and undercoat the bottom floor and 2nd floor external windows of our building. We have recently had a professional painting company come and paint for the top floor windows, but in order to save money, the EC is looking to get owners to do work to other windows not done.
I have a concern about allowing unqualified lay people botching up the exterior of the building as well as potential for people to fall off ladders etc. Does this need approval at an AGM also?
Regards
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Your concerns are justified. Most likely you will find you have voluntary workers insurance, but the amount claimable will be very limited against that part of the policy. Ladders are a great concern, people falling off ladders can cause debilitating injuries or worse. There is too much risk involved for anyone who volunteers, and ambulance chasing lawyers could soon be on the scene in the event of an accident. It is my strong view that adequate funding through levies should be maintained so that the property is kept in good order and condition. You’ll find that working bees are attended by the same few people, many of whom may be limited in their abilities, whilst those most able to afford the cost sit back and do nothing, benefitting from the efforts of their fellow owners. Sounds like a classic case of insufficient funds provided in the sinking fund for foreseeable and necessary ongoing maintenance. So for a quality job go for a reputable painter carrying insurance, if the funds aren’t there it may be necessary to raise a special levy or borrow funds.
Second floor sanding and painting sounds like a job to have done professionally, not by the few people who show up for working bees. Maintain their enthusiasm by encouraging them to work on a low risk, low skill job such as a weeding party to get rid of that patch of ivy in the corner of the property or planting out the new garden bed at the front and wheelbarrowing in some mulch. Make everyone cups of tea and suggest to someone who can’t handle the heavier work that they make a cake to share with the workers when you all have a break.