I get into so much trouble when I take a pop at strata managers in this column that I try really hard to remind myself that most strata managers are efficient, helpful, underpaid and overworked. Then I get an email like this one.
QUESTION: Our strata manager called the AGM for our small block last October only when reminded by us that it should have been held July or August. When the agenda arrived, financial details for the coming year were based on incorrect figures for income and we were being charged less in levies than we needed to run the building.
We pointed this out but four months later, we have received no revised financial statement and in fact no revised minutes or date for an effective AGM at which correct accounts could be presented and approved.
Worse, we have now received our notices for levies in the incorrect amounts presented at the AGM but never been agreed to by owners. We think perhaps our strata manager is in breach of his duty, and perhaps of the law. Would we be justified in seeking another strata manager? – Underwhelmed
ANSWER: Would you? I reckon! I don’t know if your strata manager has broken any laws but they’re certainly in breach of their duty (not to mention basic customer service). Check their contract isn’t one of those dodgy ones that says they can’t be sacked under any circumstance short of taking hostages and setting fire to your building, get all your documents back and show them the door (it sounds like they’ll have trouble finding it themselves).
But before you rush into a new contract with another firm, consider managing yourselves. The key phrase in your email was “small block”. You’re obviously not worth their trouble and you seem to have more idea of how things should work than they do.
There are a couple of self-management packages on the market (and more coming on stream, I am told). So unless you and your neighbours are involved in rolling feuds, think about doing it yourselves. Fifty percent of strata schemes in NSW are self-managed so it clearly can be done.