[Gilgal1]

Thanks Jimmy & bpositive… Our EC isn't into ripping off anyone. In fact our focus in the last 6 months has been improving communication with all owners and sacking an incompetent strata manager.

Now we're stuck with the reality that our owners' corporation somehow managed to avoid for years: there are far more repairs to do than we can afford. The true test for our unit complex is whether the support we've fostered among unit owners in recent months will translate into financial support. I can already see there's a lot of work ahead.

I agree with Jimmy about the balconies: I think we need a special resolution to lease out the balconies. But first we've got to repair them – seems they were never finished properly 30 years ago, and no one ever sought to make the builder finish their job.

To be honest, I've seriously considered selling our unit rather than persist in spending so much time working as a project manager for free. Then I realise that we could end up in another unit with even more strata problems than ours. So on we go…

[Gilgal1]

Ha ha! Sadly, though your last comment is a good suggestion, there's no such luck. Failure to adequately record the decision to fix the problem unit in question – ie no decision recorded in AGM minutes, despite former EC members remembering authorising repairs – is one of the key reasons we sacked the old strata managers.

There was so much neglect of essential maintenance, and planning for an ageing complex, that we're now probably going to have to impose a special levy at our next AGM. This will not be popular, since most owners (including me) are not flush with funds… so it could cause some hardship. But that's a topic for another discussion later.

Thanks for your help and advice 🙂

[Gilgal1]

Thanks Jimmy.

Our EC does try to be consultative and to ensure that unit owners are kept informed about what's happening. 

I take your points about the right way to deal with controversial issues and bona fide emergencies. We would hold a general meeting if and when it's necessary.

We try to hold regular EC meetings, but do use emails for some decisions – especially if they're needed promptly. We also send minutes to all unit owners which include a list of all decisions made since the previous EC meeting.

As for whether electronic meetings are strictly legal, it seems to me that if they're not then it might be time for the Act to catch up with modern life. However I do understand that this is one very small part of what has to be fixed with NSW strata legislation.

Regarding our current problem, I've asked our strata manager to review the quote to confirm that everything it covers is actually owners' corporation responsibility – maybe that will bring the amount down to something an EC in a 24-unit complex can decide. Otherwise it's off to an EGM!

[Gilgal1]

Thanks for responding so quickly. I'll take your comments to our EC meeting this evening.

Question: If we lease the balconies, who would be responsible for their maintenance? I'm thinking it's the Owners' Corporation… or could we put something in the rental agreements that makes the relevant unit owners responsible? 

[Author]

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