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Hi Tina and Boronia,
I am in a rush to dinner but wanted to address what I could in response to your posts. I will write more later.
Tina – I spoke to the insurer, at length. She was very informative. There is no PL cover for the strata in the event that an incident e.g. a fall that is a consequence of works performed by tradesman. The example given was a tradesman repairing a driveway and the job was not performed correctly, resulting in a delivery person, at a later date, tripping and falling when he would neither have tripped nor fallen had the job been done right.
As for the OC overriding the SC….. the SC is large and those not on it are all disinterested owners (some of which live in the bush and seem not to care who’s on the committee so long as they are not). They have rarely voted in person or by proxy at meetings.
Boronia – the insurer said (and this was news to me) that an owner (any owner, committee member, absentee etc) performing works at a strata is not considered a “volunteer”.