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Ziggy, I am not clear whether you are referring to an OC carrying out repairs to common property, or an individual owner carrying out alterations/renovations to their lot?
If you are referring to the former, then a special resolution is not required. An OC only requires a majority vote (over 50%) to ‘repair’ common property, regardless of how ‘major’ the repairs may be. Refer to section 106 of the SSMA 2015. This section does not specify the type of resolution needed, which automatically defaults to a majority vote.
If a special resolution is required for a particular matter, the SSMA 2015 will specify it. If a resolution type is not specified, then a majority decision is the default and sufficient.
If an individual owner wishes to carry out alterations which are not deemed as ‘cosmetic’ or ‘minor’ under the Act, then using a process of elimination, the works may be deemed as ‘major’ alterations and fall under section 108 of the SSMA 2015 which requires a special resolution.
The easiest way of deciding whether proposed alterations to common property are cosmetic, minor or major is to use a process of elimination starting at cosmetic.
Section 5 of the Act defines what a special resolution is and how it is counted. Hope this helps you out.