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Put a “please explain” motion up for the next strata committee meeting. Keep it simple and to the point – “Could the treasurer and/or strata manager please explain the debits and credits of $10,000 on these dates?” No accusations or theories. Just a polite demand for a straight answer
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You could adopt a set of standing orders, like those reproduced here: https://www.flatchat.com.au/topic/owner-and-proxy-attends-agm-in-person/
And/or you might introduce a by-law governing behaviour at the meetings. If the miscreant breached the by-law, they could then be sent a notice to comply and fined.
In fact, you might make it that if a lot owner or resident has been “named” (as per the Standing orders) and continues to breach them, they will be liable for penalties to be awarded by NCAT for breaches of by-laws.
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It shouldn’t be too hard to organise a general meeting – especially with the very flexible quorum regulations currently in place – to get agreement on this plan … or even an official strata loan
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Memo from Strata manager to treasurer:
Mate, you’ve got all these bills coming in and there’s not enough in the kitty. You’re going to have to default on some, pay interest on them or strike a special levy.Reply from Treasurer to SM:
A special levy? The owners will have my guts for garters. I thought we had that all covered in this year’s budget.SM to Treasurer:
We had, but the job was completed early and the levies money hasn’t come in yet.Treasurer to SM:
How about if I loan the money to the strata scheme and you pay it back when the money comes in?SM to Treasurer:
Do you trust me that much?Treasurer to SM
No, but if you dud me I’ll write to Flat Chat.SM to Treasurer:
Send the $10k. Your money is safe with me. I’ll pay you back as soon as the levies come in.If you want to be alerted when anyone replies to your posts or responds to this topic, please register and login, then you will be able to subscribe to the topic. The opinions offered in these Forum posts and replies are not intended to be taken as legal advice. Readers with serious issues should consult experienced strata lawyers. NB: Longer threads may spill over to additional pages - look for the numbers on the bottom right, under the last post.
Maybe you were voted off the committee because of your overuse of abbreviations … you neighbours didn’t think you’d serve a full term! Ha!
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Have a look and see if there is a by-law that may be being breached. Or get the owners corp to pass one. Then start hitting the recalcitrant neighbout with breach notices.
Or get the Owners Corp to install a lockable gate
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Why not send a Personal Message to Austman (click on “send a message” on the left of his post) and he might be able to help. He’s a regular contributor from Victoria and talks sense.
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Totally agree with Sir Humphrey. Calculate the time “donated” by committee members, both in committee and dealing with owners etc, and see how that stacks up with $300 for a few minutes mowing a few times a year.
And ask Jim’s Mowing or a similar service for a quote.
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Yes, of course. The restrictions on “conflict of interest” voting are few and very specific (strata managers can’t use proxy votes on renewal of their contracts, for instance). Go ahead. No one can legitimately stop you.
I’d be interested to know if anyone else has issues with the search facility
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After reading Austman’s post (above) I have heavily edited my previous posts. I knew Vic strata law was different … but not that different in those ways.
My advice to get expert strata advice is more relevant than ever.If you want to be alerted when anyone replies to your posts or responds to this topic, please register and login, then you will be able to subscribe to the topic. The opinions offered in these Forum posts and replies are not intended to be taken as legal advice. Readers with serious issues should consult experienced strata lawyers. NB: Longer threads may spill over to additional pages - look for the numbers on the bottom right, under the last post.
You are probably being over-generous in fixing the whole balcony at your own expense, but that’s certainly a bargaining chip to take to the other owners – if they share the cost of replacing the poles, you’ll take the hit for fixing the balcony. Otherwise they can fight you at VCAT and then share the cost of the whole operation when they lose.
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Here’s the reality of small apartment blocks – your OC (strata) Manager probably gets about $250 per block per year from your scheme. If your building had ten times the number of units, she would get 10 times as much, for roughly the same level of grief – possibly even more since, at that level, everything is so much more personal.
What I’m saying is, if you want this done properly, then you are going to have to do it yourself.
[Section edited out, with reference to Austman’s post below]
My sense is that you need to sit down with your neighbours and explain that you all really need to start doing things properly … and that is going to cost everybody something.
I also think you are going to need to pay someone who knows Victorian strata law to explain the facts of life and what your options are. And for that, perhaps you need a new OC manager.
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Edita said:
Do you mean real estate agent or the property manager? We live at the property, so no agent. There is a property manager, but I’d prefer to find out independently. i don’t have much trust in them unfortunately.
I think you might benefit greatly from logging on to this CAV website and working your way through the information, including all the linked pages, there. There is a difference between and Owners Corporation Manager (strata manager in NSW and QLD) and a property manager.
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You (or anyone else) can propose amendments provided they don’t change the fundamental nature of the matter under discussion. For instance , you could change it from a ceramic tiles to slate, or even a shower to a bath. But you couldn’t change approval for a bathroom to permission for a car port.
And in case the comment about “anyone else” being able to move an amendment alarmed you. The special resolution would require your agreement before it became effective.
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