[LawoftheLand]

Thanks for your advice Jimmy.

This is a significant reminder to all other owner/occupiers out there – when you see & hear obvious works being done – report it! This work was done 8-9 years ago (I wasn’t here then) and not one single owner, at the time, stopped them.  There is only one owner/occupier left from that era who pulled the old “oh I didn’t know anything about it” bs line. This is the blocks sad & angry “Karen” who manages to complains endlessly today about the locations of bins and pot plants!

I agree with <i>kaindub, </i>in that the issuing of that certificate is just an exercise – not worth the paper it’s written on. And that’s even dubious – it’s a Council letterhead with certifiers name in top corner giving the appearance it’s a Council employed certifier.  The Council was given photo’s of how the premises was originally – prior to them buying it.  No detective work here – all available on the internet. Council only inspected the premises and served them with compliance orders.  The Building Info Certificate was issued by a private building certifier – another choice the shonks opted for.

[LawoftheLand]

I empathise with you EnterSandman, we have that exact someone here too in Sydney’s Inner-West, let’s call her Karen.

Karen is under the misapprehension that as a long-term owner (bad behaviour doesn’t discriminate between owners & tenants) she is entitled to berate everyone else by way of endless complaining emails to our poor S/M & S/C.

If you sneezed in your bed late at night, then you can expect a 17 page complaint email from Karen by sunrise.  Never ever has Karen been on the S/C herself, never provides alternatives or solutions to issues (raised by her), just complains endlessly with absolutely no shame whatsoever.

Karen removed her carpet to expose the floor boards (top floor Lot), placed ugly iron bars on windows & also did illegal work in her lot citing asbestos – all unapproved.  Karen likes to intrude on new owners/tenants to moan about her deluded thoughts of being perpetually hard done by all and to harass real estate agents for owner details so she can continue her monumental poor me drivel.

Karen’s favourite line is that she’s entitled and it’s the principle of the issue.  Karen is sad, lonely and forever angry.

Jimmy is right, call the Police, I did.  Confronting them (albeit via Police) stops them escalating their bad behaviours.  The behaviour was obviously denied to the Police but it never happened again!

Police relayed the fact that I was more than willing to seek an APVO which would also impact on Karen’s employment. Other than that, I just ignore Karen now – much to her ire.

 

[LawoftheLand]

Fey Knows is right about the police doing SFA – unless you have proof & there is some type of crime committed eg: malicious damage, stealing.  There is absolutely no governing body that can control abysmal human behaviour – unfortunately.

My query is as Fey Knows states, she has ‘two cameras inside looking out and they’re legal’ – really? I thought you required Committee approval for cameras that are recording any activity on common property? Or is that only if they are fitted upon outside common property?  Can you have internal cameras (in your own Lot) recording outside without approval?

 

 

 

[LawoftheLand]

And if water ingress from the rear common property courtyard comes into a room attached to a lot (that was originally only ever a basement/storage area) and the owners converted such into an extra living room/area without approval and no DA, wouldn’t it be the owner’s responsibility?

[LawoftheLand]

Yes JT, three (3) day course – says it all really, doesn’t it? Not dissimilar to a real estate licence!

Fey Knows, you are absolutely right. A squillion dollar unregulated industry indeed.

And I know a person (friend of a friend) who lasted 12 months as a Strata manager – he said it was soul destroying – skimming 20% off all quotes & contracts, constantly misleading (lying to) owners & bleeding money from the O/C endlessly causing depletion of accounts. Really have to ask, how low can you go? Unscrupulous, immoral spivs.

Any type of public enquiry into Strata companies would be great, considering all the units being built by their developer mates, they’re just rubbing their dirty hands together with glee and our money!

[LawoftheLand]

Thanks Jimmy, I will take your advice.

I understand the claims can be made, but it clearly states the Flexi hose is owner’s responsibility- so if this was the cause then surely whatever damage was done to the building or private property – would be up to the owner due to the poor maintenance of the Flexi hose.

What’s the point then of the Who’s Responsible document? And yes, the S/M did eventually send some info on both claims and nothing was spared – even new cabinetry and stone bench tops – omg!

The strata agency has deliberately plundered our funds as they forced,  by that I mean not supplying other quotes when requested, an unknown and unqualified fire company by ‘recommending’ them to us who supplied $50K with of quotes and an ongoing contract that was three times the last company.   When the S/M was asked to provide evidence of the signed contract or majority vote – it couldn’t be done.  Then we find out there were other contracts made with companies – none approved by the S/C. Funny how these strata agencies actually know some dubious characters in the building trade – one was a previous contracts administrator with a company that has at least three pages long on the net full of embroiled court matters, bankruptcy and another builder appeared in an ICAC matter.

The funds have never been in deficit until this agency.  It’s not a matter of giving them more money, that’s all they say, more money, more money, more money.  Why? They haven’t shown they can manage our normal levies let alone special levies and we pay the highest levies in the suburb anyway.

It’s a matter of finding a good strata agency with a manager who is on top of everything and not just flicking emails and paying ludicrous bills without due diligence – like a $300 bill to a contractor who couldn’t enter the building because the battery in his remote to the garage was dead!! The S/M doesn’t set the levies BUT he pays/approves the bills and mostly to their ‘recommended’ mates.

And believe it or not, there really are some true dedicated and educated good people on Strata Committees who do have the building and it’s funds at the foremost concern.

Thanks again JT.

I’d love a Royal Commission into all aspects of Strata/developers/builders –  especially with residential buildings collapsing and all the new ones being thrown up.

 

[LawoftheLand]

Inconsiderate selfish a-holes who keep their double garage empty and then park their two vehicles all day, every day in limited visitor parking spots. What the hell is wrong with people?

[LawoftheLand]

Thank you for all the input, most helpful.

The use of words like “recommends” and “consider” by any S/M or appearing on quotes should be a red flag to all, in my opinion.  Especially when the quote is astronomical or a “Rolls Royce” version.  Ultimately it is the decision of the O/C to spend the funds wisely and in accordance with varying legislations. Not just because the S/M said so. And hey, I would like to “recommend” a pool with a swim up cocktail bar serviced by wait staff 24/7, see if I can get that over the line! Lol.

[LawoftheLand]

Thanks Lady P.

So okay they’re now deemed common property. Even if they were installed when the building was erected by the over zealous fire company/developer? (probably deliberately- $$$) there are still too many in each Lot.

Stata Law state they are common property and have to be maintained and yet Department of Planning Law state how many have to be installed per level. Why do we need to maintain excessive smoke alarms that were installed wrongly in the first instance? 

I still don’t understand.

[LawoftheLand]

These monsters trucks (with tiny drivers) should be banned from carparks if they don’t legally fit the allocated space provided.  We have one where I live, half the front end sticks out across the common property drive way. Honestly, why are they so big, surely a tradie doesn’t have that many tools.  It reminds me of the Freudian notion of some males preoccupation with size!!

[LawoftheLand]

I agree wholeheartedly. I don’t care if it’s $50 or 25 cents. Why should O/C funds cover another’s ignorance/story?

Thank you Jimmy.

[LawoftheLand]

Hi Inspector71,

I’m even unluckier than you as I have two metres in my apartment, one under the sink that reads the gas for the stovetop consumption and another under the laundry tub to read the hot water consumption. Probably all installed illegally when built 10 years ago on the cheap, along with mostly everything else here. 

Our electronic metre reading panels are installed in the locked electricity room downstairs in the basement car park.   A majority of my bills were issued as a “guesstimate” along with other residents, due to the fact that for Jemena to correctly read these metres remotely they need mobile phone reception.  Our closest mobile tower is miles away and reception is basically non-existant, I need to stand in the middle of the street to use my mobile hence why I still have my land-line.  Coupled with the fact there is a new multi story building going up right next door to me has probably caused even less signal.

I am unsure what the solution is or who pays for any upgrade but presently in my situation it’s due to poor mobile phone reception. 

[LawoftheLand]

Thank you kindly again Faraway girl and Jimmy T. (Am pretty sure spmanager is actually my Strata Manager ! ????)

[LawoftheLand]

Thanks for your response Faraway girl.

Are you aware if there is anywhere in the SSMA that refers to quotes in general and not just to insurance? 

And wouldn’t the O/C (not just the S/C) have to vote on both the Fire quote and the remedial works quote?  

[LawoftheLand]

Hi,

This isn’t a reply but a query along similar lines, sort of.

Our Strata Manager is advising the S/C (on the recommendation of a contractor/tradie from a company that the S/M sourced) that we need an engineers report for work to be done.  These reports costs thousands of dollars and although we have obtained reports before for other work (as in detecting internal leaks – that is not clearly visible) I’m not convinced we need them this time around.

This is due to the fact that the current work required is to leaking planter boxes that are causing calcification to surrounding foyer tiles and property entrance stairs.  The building has a long standing history of failed membranes and poor waterproofing.  I don’t profess to be an engineer or a builder.  This work will be approx $50K.  I believe the funds come from the Capital Works account, the admin fund is presently in deficit.

So do we technically need an engineers report?

And my second query is a Committee member is calling for three (3) quotes for the above job, (which I agree with) BUT this was not the case by the Committee or S/M who only provided one (1) quote for a Fire Audit??

 This audit has produced one (1) quote to the tune of $45K.  Two meetings were held regarding this sole quote with the Auditor present (threatening Council visits and all round doom) the S/M present and some S/C members whereby I raised my concerns – that were ignored. There was no notice sent to the O/C of the meetings.  Since then I have requested more quotes, the S/M has failed to supply one. I was, and still am, the only Committee member, asking for another quote. The S/C want three quotes for the remedial work but haven’t insisted on three for the AFSS work? 

And shouldn’t the O/C be voting on these matters –  not just the S/C? Both jobs total about $95K.

So like Dazzle, how many quotes do we need?  

[Author]

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