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I sympathise with Struggler. Here are some of my thoughts:
1. The reason why people buy into Strata. I have a friend of mine who explained to me why he was selling his house and buying a unit. He hated having to do work around the house – “When I move into my unit I will just ring Strata and they will fix everything” he said. “I won’t have to a lift a finger”. And, beleive it or not, this bloke was a former strata manager.
There is a general view with unit owners that their house/home management duties are over because “Strata” will take over. Nirvana.
2. I have known some owners who have no idea they themselves are a member of the Owners Corporation. Some think Strata is some
quasi semi government body who just come in and fix things up; anything. I quote from the 2010 annual report of our plan to all owners:
“Owners are also reminded that the Executive Committee is not some amorphous body, detached from the complex, which springs into action when there is work to be done. Obviously the Executive Committee is made up of fellow owners working in an honorary capacity for the good of all owners. It is not all knowing and can’t immediately resolve issues. The EC needs to be kept informed on any problems owners might have with their properties because more often than not it will involve the common property. Communication is the key and any requests, reports, complaints directed to the EC will be acknowledged, taken to meetings of the EC and acted on. You are all encouraged therefore to get involved with the management of the plan, if not on the EC, then by being prompt in your advice to the Committee on property matters that concern you”………………”and please do not make any changes to the common property attached to your lot without reference to the OC via the EC”.
The plea had little effect.
3. Many unit owners move into units because they can’t or won’t look after a free standing house. They have little understanding of
even the basics of home construction and maintenance and many are forever running to “Strata” with even the most minor of problems. Many of these problems turn out to be their responsibility. Those which turn out to be the responsibility of the OC, are often caused by actions of the owner. I could give dozens of examples but a couple which are indicative – “Strata, we have a mould problem. Please come and fix as I have two small children and am very worried about their health.” On investigation you find out dryers are being run without venting or windows are seldom opened but the owners continue to insist the OC must fix the mould. Or the owner whose unit has been flooded and on inspection you find the hoses at the back of the washing machine are that old they have perished.
4. Owners want privacy. Understandable but this means access to fix up problems in their lots becomes a nightmare because they have
to be home! They just point blank refuse to leave keys with the Secretary or a member of the OC who themselves are prepared to give up their time to meet with tradesmen. So repairs just drag on and on and the EC cops abuse for the delays.
5. Despite attempts at educating owners as to just what constitutes common property many owners just won’t listen. They refuse to
accept that most of their lot belongs to someone else and that the OC as the owner has rights. As a consequence owners just go straight ahead and make changes without any reference to the OC. Many of these same owners run to “Strata” when they have problems. So you have the situation that it is my property when I want to do something to it but magically it becomes common property when I want it repaired.
The best way to sum up the problems facing even the most dedicated of EC’s is that the problems with strata is that many of the people that live in Strata act as though they don’t.
I think the only way to change the whole scenario is for there to be a paradigm shift in the thinking that surrounds unit ownership. This can only be done with education of all stakeholders, professional strata management and training of EC’s.
I also believe sooner or later office holders in EC’s will have to be remunerated due to the complexity of the many laws that relate to community living.
It will be a long process.