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Topic
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Our Strata Committee have approved the upgrading of our lifts. This was learned at the end of our last AGM, when the Chair was having a general discussion with the owners about upcoming projects. This was not an item on the AGM notice.
At the time I pointed out that upgrades and improvements were to be decided on by a special resolution at a General Meeting, and that an appropriate notice had to be provided with a specific motion outlining the intention to upgrade the lifts.
Am I correct?
The lifts do need upgrading. However, in my opinion, how the lifts should be upgraded should be decided on by the owners with a vote. For instance, should an entire new lift be installed? Or should we do a bare minimum patch up job? Or should we simply upgrade the switches and motors and keep everything else the same? Or, should we engage an independent consultant that can advise, write a scope of works, run a competitive tender and then allow the owners to vote on the preferred contractor?
Thoughts??
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Replies
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Depends what needed doing. If it was routine but expensive maintenance with no particular urgency, then the EC should perhaps have called a general meeting or waited for the next AGM to approve it in the next year’s budget. If it was minor work that could be reasonably covered within a general maintenance item in the budget and it was wise or opportune to get on with the work, then I’d say the EC should do it.
If it was anticipated within a contingency component of the sinking fund plan then they could get on with it.
If the work was not anticipated or budgeted but not doing it would create a non-trivial safety risk, then they should get on with the work first and worry about how to pay for it second.