[LawoftheLand]

Hi gbrownie & lFaulkner, I have similar issues here too. In my block we have one business/commercial Lot who some time ago informed the old S/M that they were conducting some minor “internal” renovations – so old S/M said there was no need for approval. At the end of the work I noticed the Lot owner had painted pillars on the balcony a different colour to the rest of the building and also remove glass panes and replaced it with glass sliding doors.  

So at a recent meeting I overheard the above Lot owner inform the new S/M that the new sliding doors cost 5K and was it covered under Strata to which the S/M said yes? How can this be?

[LawoftheLand]

Thank you for everyone’s input on this subject ????

[LawoftheLand]

Hi Bonnie L,

A good Strata Manager would have budgeted and had them implemented by the due date.  Our locks are still outstanding, am sure there is a mass of Unit blocks all over Sydney that are still waiting.

Our S/M sent out a quote from (what I call) one of their “preferred providers” that came to a staggering $11,500 for a block of 43 that would be applied to 30 units (13 are on the ground floor). Am pretty sure the part itself would be less tha $20 from Bunnings.  

After I spoke with another company, a second quote was supplied, it amazingly came in at half the price of the first quote.

So as long as the company is fully compliant, then there is nothing stopping yourself obtaining quotes for the S/C to approve. I would definitely recommend it as in my experience these quotes are always significantly less. Funny that.

[LawoftheLand]

Strata box – thanks for your reply. This company only came on board in January 2017 and there is nothing more I would like than to change companies.  The general apathy here is outstanding, other SC members continue to email in the same requests as they have for the last six months with no resolution. The building is in an appalling condition as only 2 out of 5 insurance companies bothered to provide a quote – that says everything.

 

Mr Strata – that all seems to defeat the purpose of employing them – it is such a long and drawn out process re: OFT & NCAT, but I have started the process and submitted a complaint to OFT.  It is such an unregulated industry and with all the high rise apartments shooting up over Sydney – these Strata companies would be rubbing their hands together with glee.

[LawoftheLand]

Thanks JT.

Every lot has an allocated storage cage that was built when the building was in 2007. My understanding is what you store inside the cage and the padlock a lot owner may use to lock the cage is the lot owner’s responsibility – very similar to a garage and garage door – which is common property.

I don’t understand due to the similarity of the two doors (garage door and storage cage door).  The S/M is informing me the storage cage door is my responsibility? If that is so – then fine, I will tend to it.

If there is a clear delineation between the two, then I don’t see it.

Can you direct or provide me with any reference material regarding responsibility of storage cages/doors please? I can’t find anything.

Many thanks.

[LawoftheLand]

Thank you JT.

[LawoftheLand]

Thank you JT.

The is no hint of any wrong doing, the Strata Manager is doing his best to rectify the unbalanced monies as there is way too much money in the admin fund – and as you have proposed it should be spent accordingly. 

[LawoftheLand]

Thank you Sir Humphrey.

We are coming up to our AGM and have been told the following by our Strata Manager:

“The Act doesn’t allow money to be permanently transferred from one fund to the other, only ‘borrow’ from Admin to Capital and vice versa” He further states: “To re-balance your funds, I have proposed that we drastically reduce the Admin contribution for the next 12 mo the to chew up some of the surplus and I’ve topped up the Capital Works Fund contribution to match the reduction” And then: “Eventually I will need to re-balance the funds again but this is a matter of reviewing and tailoring your budget every year”.

The Strata Manager has been asked a few times to point out where it states this in the Act (unsure of which act he is referring to even) but to date he has not.

So can we place this on the agenda as a Motion (to transfer X amount over) and it proceeds as an ordinary resolution at the AGM? There are some major works – painting that need to be done so I understand the importance of having enough money in the C/W for this but I think it’s logical to bump up the funds with the major surplus we already have in the admin fund?

I am in NSW, 43 units.

Thank you.

[LawoftheLand]

So this door was fixed – the strike plate was faulty.  The locksmith provided a quote to Strata to have a restricted key system put in place – due to the poor quality of the locks on all of the entrance and exit doors to the building. I voted immediately my approval for this but was it was rejected (or ignored – I don’t know) by the rest of the S/C – this was back in late May.  In late June security cameras were installed in the basement car park. Last weekend thieves entered via this exact door (somehow the crooks had a key?) strolled down to the basement car park, broke into cars, storage areas and vehicles.  This was captured on CCTV and the Police are now in possession of this footage. 

So now, of course, the re-active S/C want the restricted key system applied! 

In the meantime, I have asked Strata to change the lock whereby the crooks entered with a key and the response was:

“We can’t just change the lock overnight in your hallway as other residents will be affected/locked out”???

I never asked Strata to change the locks overnight but logically thought it would be changed with some haste to stop the thieves re-entering.

What about our own personal safety let alone our property? If these criminals re-enter and go on another spree – perhaps into our units? – who is liable if the Strata expect us to wait for the implementation of the restricted key system? 

Seems I need that stick to beat off offenders by myself then.

[LawoftheLand]

Thank you Sir H.  I am actually on the S/C and have been for some time and also volunteer plenty of my time. The doors are of poor quality too which doesn’t help, but the fact still remains that people leave them open. 

Security in the building is an an important issue for all residents I would have thought and not just a ‘pet project’ as you infer.

I will check with my insurance.  

[LawoftheLand]

Strata Manager.

[LawoftheLand]

Hi Whoopi, I totally agree with you 100%! I sympathise with you and your continuing struggles with the SC.  And hell yes, why can’t people realise that Strata Law is an applicable law also? Same as the Traffic Act for instance? 

I and another (who now appears to have gone rogue) managed to terminate our old Strata and a new one appointed – with the correct voting processes, mind you. But this appears to be a waste of time as the new Strata is gearing up to be the same same as the old one.

I am unsure exactly what qualifications you need to have to be a SM but it appears if there is any easy way out of ANY situation – our’s is right up there with comments like ‘the way around this is…..’ .  It is terribly frustrating and unprofessional.

I am not opposed to any reasonable spending/enhancement/works/quotes as long as it is all compliant, where necessary the Act is followed and matters voted on. The SC appear to be a law unto themselves and can see myself being chucked off at the next AGM so they can carry on freely doing what they want.

Our SC seems to believe if they merely discuss something, then that’s it! It’s all suddenly binding. And the SM doesn’t care as it is less work for him.

I think Fair Trading should fine SM’s and heavily (imagine that!!) – then the SC’s would be much more compliant.  The fact is you need big dollar$ to trawl through the Tribunal which many don’t have and sadly as you have discovered Whoopi. The whole Strata business is so unregulated and there’s no entity to enforce anything.

Sorry I haven’t been much help but I couldn’t resist penning my support.

[LawoftheLand]

Thank you Sir H and Jimmy T for your replies.

I forgot to mention that the SM states that if the quote is over $20K then the company/tradies must also have a HBCF insurance policy (formerly known as home owner’s warranty insurance) to do the job.  From my understanding the cost of this policy is tacked onto the quote. Have you heard of this before?

[LawoftheLand]

Thank you proud sceptic, I will call the council tomorrow morning.

[LawoftheLand]

Thank you very much proud sceptic, am really grateful for the advice you and Jimmy have provided.  

This website is fantastic and have just started flicking through the numerous topics, so informative!!

[Author]

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