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Where to from here?

I am sorry this is lengthy, but the problems look very serious and some likely to be questionable. I am seeking information and where I can take the matters to and if anyone has had similar experiences.

Concerns led to a thorough examination of the Accounts and Agreements which has revealed  a morass or problems, gross inattention to what was being posted and paid for, miss-postings, double postings, serious over charging and payments made when no work was done etc.  Questionable invoices paid are much more than problematic and will need further examination of work orders, quotes and invoices.  

BUILDING MANAGEMENT AGREEMENT:

Can the SM make payments for unapproved increases in BM Fees?

These has been no mention of any increase (let alone significant increase) or approval in the Agenda, Minutes of the EC or the AGM Agenda or Minutes which has significant increases inserted and the strata manager has paid these increases to the BM. It appears only the SM and the BM and perhaps the former Chair and Secretary who no longer own units in this Strata may have been aware of these increases.

QUOTATIONS NOT SOUGHT FOR SPECIAL LEVY EXPENDITURE

Is allocation of all the work to a specific trade firm without obtaining 2^nd quotes a common practice?

2014 $60,000 was raised for installation of motion sensor, to 09/15 the work is not complete. Over $30,000 has been paid without obtaining a second quotation.

STRATA MANAGEMENT 

Should the AGM Agenda or Minutes clearly inform the Owners Corporation the true costs of strata management?

They state the management fee be $22,600+. per annum including GST.  They fail to inform that it is a 2 year agreement and that the management fee figure is only for year one.  No mention is made that year 2 is an increased fee and that there are another 17 different fees scattered through the accounts, a 44.5%  increase and a true SM fee Cost of $40.580.

FIRE SAFETY

Are there any reliable trades and professionals Auditors that can check the work of others?

In 2014, $ 26,227.98 & 2015, $ 39,913.12 (08/15) was paid for Fire Safety inspections/maintenance. There is no evidence of competitive quotes.

For the last 2-3 years the ground floor Fire doors alarms have not sounded when opened and NO Fire alarm can be heard on the ground floor! Only been by accident  it has been found that Fire alarms on other floors have alerted those residents and they have evacuated. The firm carrying out the inspections has continually failed to report these alarms do no function, making their reports questionable along with our fire safety!

 BUDGETED EXPENDTURE:

What is the accepted practice of expending greater than 10%  for a budgeted item?

The examination of the accounts show that many expenditures have exceeded the budgeted amount by greater than 10%. No advice is provided of this in the EC or AGM Agenda or Minutes.

 Etcetera!

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