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Thanks Wim,
We did employ a Strata Manager a few years ago, but found that they just couldn't devote the time to our Plan that we expected, and their Staff simply agreed to repairs to so-called Common Property items that simply weren't the O/C's responsibility – like repairs to leaking pipes inside internal walls and clearing sewer blockages in pipes that only serviced the Lot who's residents blocked them.
It's unfair to keep tradespeople waiting for their payment whilst the Strata Manager tries to negotiate with a Proprietor who dosen't want to pay for work that has already been done without any prior advice to them.
So in the end, a special resolution at an AGM saw the end of the O/C's Agreement with the Strata Manager, and a decision to let me take it on because I'm cheap (read free), and unlike our Strata Manager I have only one Plan to worry about!
Back to the S119 Notification, we're currently awaiting action by the NSW Office of Fair Trading's Compliance and Enforcement Division, and as they have advised that they won't necessarily advise the O/C of their activities or the outcome of those, we've written to the Minister responsible with a request that her Office intervenes, at least so we know what's being done with regard to the Licensee's non compliance.
Honestly, I don't know what purpose is served by the NSW OFT, but it's clear that Real Estate Licensees have no fear of them.
Your idea about letting the Proprietor concerned know about the issues is a good one, which I'll persue, although I fear that like many Proprietors he'll just expect his Property Manager to keep a paying bum in his bed, and nothing more.
I'll post the outcome of all this though.
Cheers.