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Beth99 – Dingo’s response is solid. It may catch out a few of the owners who are in arrears.
There are two ways to arrange for a general meeting:
- the secretary or strata committee may call one at any time, or
- if owners entitled to vote, who together hold at least a quarter of the total unit entitlements, ask for a meeting. They would need to give written notice to the Secretary asking for the meeting to be held. If the Secretary is away, the notice can be given to another strata committee member.
Here is a link to a legal opinion about voting and arrears:
https://www.lookupstrata.com.au/nsw-owner-unfinancial-levies/
I am a bit confused about what your concerns are.
Are you concerned about non-financial owners voting at general meetings? or
Are you concerned about non financial committee members voting at committee meetings? or
Are you concerned about the arrears collection process?
Is the secret ballot vote for committee members a secret ballot at a general meeting?
Is the secret ballot vote a vote for general positions (and specific positions are decided at the committee meeting immediately following the general meeting) or is the secret ballot vote for specific positions at the general meeting?
Can you provide an example of the Motion where a secret ballot was called for?
How many committee members are permitted at you scheme? If you missed out on a position do you think that you may have a better chance if the number of permitted positions was increased (bearing in mind that the maximum limit under the Act must not be exceeded.) NB: You are able to raise a Motion for resolution at a general meeting to increase the numbers of committee members if the maximum limit has not been reached.
What is the process at your scheme for issuing a Notice to Comply with a by-law? Is it by general meeting approval or has the authority been delegated to the strata committee, or has it been delegated to the strata Manager? A notice must be issued before any further action can be taken to enforce the by-laws.