[mark1980]

After some more emails back and force and payment, he finally emailed me a copy of the strata roll, but he conveniently removes all the email addresses of non-committee owners, the owners who don’t reside in the building. The email addresses he provided are the ones I already have. So I requested a full updated copy. This is his reply:

This is what we have on records, most owners receive their documentation via post, all owners who have emails are listed. You requested the complete copy of the strata roll and this has been issued.

I’m sure it’s all bs. If I visit the office and inspect the original copy, will these info, like email addresses be there? Or he still could hand me an incomplete copy just like he did? What can I do or show him to let him come to sense and send me a complete version?

[mark1980]

Thanks a lot, Jimmy!

[mark1980]

Hi, thanks very much for your comments. I didn’t realise my question was moved here until Jimmy pointed me here today.

[mark1980]

Austman wrote:

Before threatening the OC, I’d first make sure that the issue was due to a non-compliant or failed waterproofing requirement or standard that applied when the laundry was built or renovated.

The building was built in 1997, if that’s what you meant by “when the laundry was built or renovated”. The leaking water was not from the wall, I am pretty sure, as I obtained a key from their property manager and identified the problem in the first place. The laundry floor under the tap was wet (not flooded).

The plumber told me on the site that this is a waterproofing issue and needs to be fixed. But then this plumber is the one the strata manager always turns to. So after that I tried several times to call or text them, but got no replies. Looks like something dodgy is going on.

Should I request a written report from the plumber through the strata manager? I cannot trust anything from this strata manager’s mouth.

How do I make sure that the issue was due to a non-compliant or failed waterproofing requirement or standard that applied when the laundry was built or renovated?

[mark1980]

Jimmy-T wrote:

… at this point I’m getting preilously close to giving legal advice which I am not qualified to do. You should talk to a lawyer

I really appreciate your time and explanations! I’ll definitely seek legal advice.

[mark1980]

Jimmy-T wrote:

This is really between you and the previous owner (and whoever did the search on the strata minutes before you bought). In reality, I think you’ve missed your chance.

BTW, I had a conveyencor to look at these matters, would strata minutes searching be one of their duties?

[mark1980]

Jimmy-T wrote:

This is definitely not right. Owners are absolutely allowed to attend committee meetings but they can only speak if invited to. I think it’s safe to say your committee members and/or strata manager don’t know what they are doing or do know what they are doing but have decided to flout strata law.

The extraordinary general meeting was conducted almost half year ago. Now it seems that it was conducted in a wrong way. Does that mean the absolution of maintenance by-law they passed at the meeting is not valid? Or that it passes a time limit, it cannot be undone?

[mark1980]

Jimmy-T wrote:

I would also consider contacting our sponsors Strata Answers and asking them to come in, give the committee and the strata managers the facts of life (for a fee) and then try to move on from there.

Thanks, Jimmy! Will Strata Answers represent a client to deal with OC and strata manager? I registered on their website a while ago and my impression is they answer your questions and give suggestions.

[mark1980]

During the general meeting last week, they were discussing raising strata fee. One reason is that the strata owes council 2 years of water related bill from years before. I just became an owner early this year. Should I pay this bill? At the meeting, I didn’t think of this inappropriate. But now think of it……

[mark1980]

Out of 11 owners, 7 of them are investors. And they don’t attend these meetings. So the 2 OC members decide everything around here. I suspect other meetings were conducted in the right way. We had an Extraordinary General Meeting in June this year and they passed an absolution of maintenance by-law. That’s why they said I need to take care of the balcony sliding door issues. I attended the first half of the meeting. I wasn’t allowed to attend the second half where they discussed the absolution of maintenance by-law, because I wasn’t a committee member. Was this right? The owners are not allowed to attend committee meetings if they are not a member?

[mark1980]

Thanks a lot for your comments, Pamster! I’ll definitely cite your case.

[mark1980]

Hi Jimmy. I really appreciate your time!

[mark1980]

Thanks again. Jimmy!

So what’s the time limit? The general meeting was 9am Friday 20//11 .

Let’s say, they give me the right to nominate myself. What if the 2 members all veto? Apparently they don’t want me to join the committee because of the dispute. Is that possible for them to keep me out of the committee?

[mark1980]

Thanks very much for your comments, Jimmy!

First, the dispute is about the loud garage shutter and motor next to my unit. I am frequently waken up by the noise during the middle of the night. The OC refused to replace the motor. So I had to submit a strata mediation.

Second, there are only 11 units in the building. My unit has the most entitlement (12 out of 100), thus my levy contribution is the most. Basically, I don’t have any say in the strata.

“For instance, after the nominations, did they first have a vote to decide on how many members there should be in the committee? Have a look at section 9 of the Regulations, to see if they complied.”
I don’t remember they had such a vote.

 

[mark1980]

Another thing is about the balcony sliding door. My impression is it’s part of the wall and a responsibility to the strata. But he said the OC just had a meeting and passed a by-law. Now it’s the responsibility of individual owners. Is this possible?

[Author]

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