#25788
Lady Penelope
Strataguru

    Hi Rhea

    Your issues are quite complex. I would personally advise that you seek assistance from a specialist strata lawyer. Not just any lawyer, you need  a strata lawyer. You will need to do it quickly i.e. before the AGM. They should be able to advise you what to do at the AGM regarding the 2 Motions.

    I would also ask a lawyer about how to apply to NCAT for an Order varying the way the levies are raised should you not achieve the outcome that you desire at the AGM (as Jimmy T said this is Section 87 in the new Act, and Section 149 in the old Act).

    To clarify the levy amounts, are you being asked to contribute 1/12th of the total levy i.e. 1/12 of $178,200 = $14,850?

    Would that be in addition to the 1/12 of $600,000 you were required to pay in 2015?

    In my opinion the Motions dealing with the quotes for the repair on the balcony and the balustrades should be separate from the Motions dealing with the quotes for the replacement of the single glazed windows with double glazed windows. As such I believe that both AGM Motions could be Out of Order due to them being in breach of the SSMA.

    The repair of the balcony and balustrades falls within Section 62 of the SSMA (where there is a strict duty to maintain and repair) whereas the replacement of the single glazed windows with double glazed windows falls within Section 65A (which deals with Improvements to common property) because the windows are not being replaced with like for like. In my opinion both should be treated as being separate.

    If these 2 Motions are not in breach then they at least should be amended.

    As well as Section 62 and Section 65A motions being separated, Item 1 matters should be dealt with in 4 separate Motions rather then being bundled into one Motion. This is particularly so if each item contains a mix of Section 62 and 65A issues.

    The Committee are only permitted to vote on matters with a 10% variance of an original quotation. Any variance greater than that should be resolved at a General Meeting. If the Committee have made a mistake and resolved matters with a greater variance than 10% outside a General Meeting then they should be asked to explain why they did so.

    Anyone who is entitled to vote at a general meeting can ask for a motion to be put on the agenda for a general meeting. Written notice must be given to the secretary. The secretary must put the motion on the agenda for the next general meeting [Schedule 2, Part 2, Clause 36]. Your building has a Strata Manager so your Motions will need to be addressed to the Secretary via your Strata Manger at the Strata Manager’s address or email address.

    Only motions on the agenda for that meeting can be voted on.  You have a right to request assistance from your Body Corporate manager to get the wording correct, both on a Motion and on an Amendment to a Motion. NB: An incorrectly worded Motion, or one that may be in contravention of the legislation, runs the risk of being ruled out of order at the meeting by the Chairman and not put to the meeting.

    If you have run out of time to put a Motion on the Agenda then you may amend a Motion at the actual meeting itself. Only motions on the agenda may be amended at the meeting. Anyone who is entitled to vote at the meeting may ask the chairperson for a motion to be amended [Schedule 2, Part 2, Clause 35 (3)]. Ask the Strata Manager when and how to do this.

    I don’t think we have enough information on this complex issue to fully assist you and that is why I would recommend seeking help from the Strata Manager in wording Motions and Amendments, or seek professional help if you can.