Forum Replies Created
-
Replies
-
Sir Humphrey
always like your responses.
As for electricians calculating the demand.
Every electrician will come to the same answer. The method to calculate “ maximum demand” Is prescribed in the Australian Wiring Rules AS3000.
And the wiring rules recognise that not every stove element will be used simultaneously, nor every power point will be on all the time.
Tina
well done to getting rid of a bad SM.
However that you could not find a strata manager amenable to your requests is surprising.
I’m involved in three strata , and have been involved in selecting SMs for all three properties.
With a little effort I found SMs who were amenable to the wishes of the owners. There must be hundreds of SMs out there, not all of them are bad apples.
BUT they don’t come as the cheapest option ever.
Many people think that property is a passive investment. Buy it and forget about it. That applies particularly to a multi dwelling units.
The reality is that buildings decay over time. They need initially upkeep, and then eventually modernisation.
Notice that office buildings go through substantial renovation about every 20 years.
In residential, lifestyles change. That means that the building has to be modernised, and money spent.
Speak with the committee. Remind them that for people, it is either there largest asset, and their largest investment. By not investing money and modernising, they are devaluing the potential value of their property.
Whilst it’s regrettable and annoying the faults your inspector picked up, I’d consider you extremely lucky as the defects you mentioned are more cosmetic than structural. Though annoying nevertheless.
Going it alone is not going to get you anywhere. Organise through your committee to get an inspection of the whole building, and then get the developer to fix the defects.
The building has a 7 year defects period in which the developer has to fix major problems.
The developed is also responsible for paying for a building report, by an inspector of your choice.But I doubt this covers the costs of the report if you go it alone.
Remeber there is strength in numbers.
your strata manager should be advising you of all this, unless they are indebted to the developer.
Nixjet
There is no such thing as a head strata plan.
Every strata is its own entity.
Stratas can be bound together by a community plan. Again that’s a separate entity that looks after property shared by the stratas
You may need to speak with a lawyer for a full explanation of your situation. It’s does require reference to land title documents, which are the ultimate source of truth.
Such a bylaw probably would be struck out.
Its a principle that a lot owner can do with his lot as he please ( within the law).
What is the difference between a lot owner renting out their apartment, versus renting out a parking space.
Of course you could get creative with a bylaw that specifies entry only by a security feature ( a key fob) issued by the OC once the registration of the vehicle is provided.
Of course to enforce this one would have to monitor the CCTV footage, as the fob could be passed on.
OR install a camera linked to your security system that only opens the door when a registered number plate is recognised.
It’s pointless trying to compare quotes line by line.
Remember you can’t cherry pick lines from one quote and then the other.
Just take what is provided and look at the total price. You can of course negotiate with each bidder line by line, but tenderers hate that approach .
It seems your strata manager is overstepping the mark.
First check your strata management contract. They may have been delegated all the positions, from where they can do as they like.
Remind the SM that they are there to serve the owners.
I believe if they have been delegated all positions, you could arrange a general meeting and vote to rescind this part of the contract.
Each “ strata” needs to be administered separately. Each one is its own legal entity.
But you need to refer to the strata plan of each to define what belongs to each strata.
Areas common to each strata would fall under a community title. Again the plans will show what is community property.
Each strata contributes to the maintenance of the community property.
The community plan is also administered by a separate committee, comprising members from each strata building.
That’s going to be a tough one to negotiate.
The court presumably has made an order against the builder. If it’s did not include an order for costs related to compensation of tenants or relocation of owners, that boat has sailed.
You can try claiming against the OC, but I doubt whether the OC insurance will cover this as it’s not related to an insurable event.
So claim against the OC but in the end you will be footing parts of the bill.
Hi JT
always find the information here informative, but please read your sources.
The Mayo clinic article you referenced specifically says that there is no risk from domestic air conditioners of Legionaires disease.
Legionaires is associated with commercial air conditioning systems that use water to cool the chillers. The warm water provides a breeding ground for bacteria.
The condensate from a domestic air conditioner is no warmer than ambient air. In fact it’s cooler. ( read about dew points) It’s no worse than breathing in the air around you.
I believe you have been told wrongly.
Its the OC who pays the excess.
As an owner you make a claim directly on the insurance company and they’ll take the excess out of the claim. The excess then has to be paid by the OC.Depending on the size of the claim , it’s sometimes less costly for the OC to pay a claim directly, rather than through insurance.
Is their claim of radiation real or just an excuse not to install smart meters.
Smart meters emit no more radiation than old meters.
You also have a choice whether to entertain the invitation from your energy retailer to install smart meters. But the regulator has decreed that by 2029 all old meters must be replaced by smart meters. Better to do the changeover on your timing.Relocationof meters would be a shared expense between all 4 lots. Remember in strata it’s the majority that has the sway. Even if one lot disagrees with a relocation, the majority prevail.
You could look at relocating the meters within each lot. Smart meters an be read by radio,so access to them is not required.
Still some cost involved.
Such a bylaw would. Be struck down as Inequitable.
Bylaws have to apply equally to all lots.
If you think there is an issue with the wall, then the next step would be mediation and then NCAT. Under section 232(2)
To support your case at NCAT you would need to have a report done on both the tree and the wall. Hearsay and opinion do not sway tribunals.
If you win you may be able to recover these costs as the reports could easily have been commissioned by the OC, to either infirm or rebut your opinion.