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As a previously overseas based owner who is relatively new to strata living, I’ve recently moved into my flat and joined the EC. I’m concerned that owners haven’t been getting good value from the Strata Manager (SM) as service seem to be fairly average during my short occupancy (4mths), plus there have been significant increases in strata fees, a number of additional special levies and the depletion of the sinking fund (mostly due to the rectification of defects) since building completion (7yrs ago). The strata manager (SM) is the same company as the Facilities Manager (FM) and there are currently defect claims outstanding against the developer.
How do other people assess the performance of their strata manager? What are some of the key things I should be looking out for?
Secondly, there is a by-law regarding the FM agreement, (which I think is the same as a Building Manager) that struck me as potentially conflicted. The FM was originally nominated by the Developer and it also allows for seemingly very generous length of contract terms and extension options.
Is this by-law unusual or is it something worth trying to change? If so, how would I go about it?
I’ve posted part of the by-law below:
29 Agreement with Facilities Manager
29.1 In addition to its powers under the Strata Management Act, the owners corporation has power under this by-law 29 to appoint and enter into an agreement with a company nominated by “Developer Limited” (Facilities Manager) to provide facilities management, asset maintenance, contract management and operational services for the Strata Scheme at a fee.
29.2 The term of the agreement under this by-law 29 (Facilities Management Agreement) will be 10 years with 2 options each of 5 years or such lesser period as the Facilities Manager nominates.
Many thanks for any advice on these issues?
DCC