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I believe by law there has to be a motion on the agenda for the Annual General Meeting, first about the number of people on the EC, at least that’s so in NSW. Then there is the call for nominations and then the vote. I think you said you had a Strata Manager in another post. Surely they know the score, ask them.
There’s work to be done, MrPinkCarpet. You will have to a lot of quiet lobbying ahead of time, behind the scenes, so that by meeting time you have a whole lot of attendees there at the meeting who will nominate you, themselves, or other like minded people so this bloke and his rusted-on proxies have no chance of a look in. You may get some of your own proxies too (until it’s made illegal to have too many next year) but it is much better having people at the meeting personally voting.
MrPinkCarpet, you may have to be a bit pragmatic about this and point out how bad the ongoing situation you describe has been for your strata. You may win friends and lose some but hey…
I have been told that all electricians and in particular local ones hold keys to fit all strata electricity Meter Rooms. Not sure how it works but I suppose it is some sort of common lock set-up. You can understand locksmiths being a bit cagey about it (no pun intended) but maybe it needs to be suggested to your Strata Manager he / she needs to be a little more helpful and also the Chairman.
Do you really want to have key to the Meter Room? Remember James Spader’s great line in Sex, Lies and Videotape where he says he doesn’t ever want to have keys to anything because it’s too much responsibility.
It was suggested to me recently that these ‘compulsory’ OH&S checks were another lurk so Strata Managers can glean backhanders from companies conducting the checks and from the contractors employed to fix things up so they are in compliance. Got me thinking.
Watchman, in short, they don’t have the right to allow their toxic ‘smoke drift’ to spread to other people’s dwellings even balconies. You will have to find the part in the NSW Strata Titles Act mentioning ‘dangerous nuisance’ which second hand smoke definitely is (even if not tobacco smoke). You will have to ask your Owners Corporation and or Strata Manager in writing to order them to stop via a Notice to Comply and if they refuse or refuse to talk to you within your urgent timeframe, go straight to the NSW Office of Fair Trading using the mediation form on their web site.
Interestingly, they are also disturbing your ‘peaceful enjoyment’ under the Act. ‘Peaceful enjoyment’ isn’t just about noise so look that up in the Act too.
You’ll probably have to go in hard, Watchman, and keep your skin thick. You know what most smokers are like!