Don’t just sit there, resolve to get involved

Have you made your New Year’s resolutions?  Yes, it’s that time of year when we make promises to ourselves to do better than we did last time around.

They tend to be highly personal – eat better and drink less, for instance. Or it could be a wish list of things you want to achieve, like get a new job or a promotion or actually use the gym membership that you’ve been paying for without, so far, exuding so much as droplet of sweat.

However, there are a few strata-related commitments that might be easier than any of those options and could be just as life-enhancing.

For a start, how about reading your strata committee minutes occasionally, just so you know what’s going on?

Even when the secretary can point to a long paper trail of proposals, questions, answers and decisions, it’s amazing how many people turn up at meetings, or write angry emails, complaining that they weren’t informed about some decision that affects their homes, lifestyles or finances.

The less-than-blissfully ignorant often protest that they weren’t told clearly or forcefully enough about the discussions that led to the vote.

But strata is a democracy and if you don’t pay attention, by the time you find out about something you don’t like, it may be too late; the votes have been counted and the caravan has moved on.

Once you are up to speed with the minutes, think about attending a strata committee meeting.  You have the right to do so in NSW and Queensland, although you can only speak at the meeting if permitted to do so by the committee.

In Victoria, you can only attend strata committee meetings if invited by the committee (you could ask the chair in advance).  In Queensland you only have to let the secretary know at least 24 hours beforehand that you plan to attend.

Why would you even attend a committee meeting if you’re not allowed to speak? For a start, you will see how the dynamics of the committee work, who are the dominant voices and what are the most divisive issues.

This can be very instructive if you have something you want to raise.  Find the person who is most likely to present your case effectively and you are halfway there.

One New Year resolution that’s an absolute must is to attend your Annual General Meeting – that’s where all the important decisions about budgeting, planning and by-laws are made, not to mention the election of the committee.

Attendances at strata AGMs are so notoriously low that state governments have had to find ways of allowing meetings that are inquorate – too few owners have turned up – to proceed. 

Restrictions in most states on the number of proxies from absentees that any single  owner can wield at an AGM have made the voting power of attendees even more potent, so it may well be that your opinion and vote is significant.

If the idea of speaking at or even just turning up to a meeting of your neighbours or fellow investors fills you with dread, there are other ways that you can promise yourself you will contribute to the greater good.

For instance, don’t leave it to other residents to report problems in the building.  Cracked tiles, insecure doors and faulty lighting could be indications of more serious problems and you might be the only person to have noticed them.

Realistically, however, others who’ve noticed the flaws in the building’s fabric –  or the barking dog, the noisy party animals or the rogue parker – may be hoping that you or someone else does the reporting.

Finally, if none of that appeals there is another resolution that will greatly improve your strata life.

If you have no intention of getting involved in the slightest way, promise yourself you won’t fly into a rage when decisions are made with which you don’t agree, however vehemently.

An edited version of this column first appeared in the Australian Financial Review.