[Bridget]

Many thanks scotlandx. Fingers crossed our OC will implement by-laws to have selected, common ‘minor’ renovations (e.g., split system air conditioning installation) approved by the SC, rather than via a general meeting. 

One issue raised among our OC is around fairness – in that some owners would be charged a fee and others wouldn’t, depending on luck with timing, i.e., whether a general meeting coincided with their need to undertake renovations (recognising that renovations are often triggered by need to repair or replace something, sometimes for health reasons – e.g., need to remove carpet because of asthma diagnosis). Not all renovations can wait.

Many Strata Committees only hold one general meeting per year (the AGM); an owner might be unlucky with timing (just missing an AGM) and must wait 12 months for the next AGM before their renovations are approved (especially if fee to hold an extraordinary general meeting is prohibitive – in some cases it might be more than the actual renovation). Other owners could be lucky with timing and their renovations might align perfectly with a scheduled general meeting – no need for a separate EGM, no additional fee for seeking approval.

And then there is the issue of people purchasing a unit and who plan to make some minor changes/upgrades/repairs prior to moving in – this might be a deciding factor in them buying the property. They won’t know what the timeframe for approval is and/or the associated fees for convening an EGM if that is required, as none of that information is initially available at the time of purchase.

To me it seems that this should be incorporated into the bylaws somehow. Appreciate any thoughts on this.

[Bridget]

Yep, my experience is that specific approval is needed. I’ve replaced carpet with floating floors in two apartments (in separate Strata Plans) this year – both Strata Committees considered these as ‘minor renovations’ requiring approval. One committee approved without problem (just requested technical information regarding acoustics of laminate panels and underlay); the other committee at the outset said there was “no guarantee that request to install floating floors would be approved” despite technical information confirming superior acoustics of products to be used.

That being said, I’ve also heard that floating floors (as opposed to hardwood timber flooring) do not affect common property and therefore installation is considered ‘cosmetic’ (ie doesn’t need approval). 

Would be great to have some clarification around this.

[Author]

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