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  • #8793
    struggler
    Flatchatter

      It has now been over a year since our last AGM.  For over 12 years our AGM has been held in the last two weeks of March.  The EC gave notice to our old SM because they said the SM was inefficient and didnt get anything done in the complex, ironic as this same EC has done no maintenance work in the complex for over a year despite being advised and are now up to I believe their fourth quote to paint the complex and their third quote now to repair the woodrot (quotes have been approved by the EC just not actioned), and of course the painting cannot be completed until the woodrot is repaired, and the woodrot cannot be repaired until the EC gives the go ahead to the SM, but it was the last SM that was inefficient.  Yes, that was the problem.

      The EC picked this new SM in a “that will do” manner.  There was no short list.  There was no comparing or consulting.  Just asked one person who managed their complex, so that will do.  The old SM was just down the road.  The new one is some 20 minutes away.  At no time have we heard from the SM in regards to where the AGMs would be held in future.  They were held just down the road.  The only communication I have had from the EC was a hastily written note about a month ago in regards to emergency contact numbers.  With the note was a fridge magnet from the SM.  The same magnet the SM sent out at Christmas time with all the emergency contact information.  As well there was a note to the dear leader of the EC.  It would appear that the members could not find their fridge magnets so asked for more to be sent, no doubt at cost to us.

      But back to the AGM.  How can any owners know when the meeting is to be held if there is no communication?  Many owners, like myself, would need to make arrangements with their place of work to leave work early to attend.  Many would probably limit any committments for those weeks in March if possible.  But now it seems to be a guessing game.  I cannot make arrangements at the last minute to attend.  But perhaps that is their objective with nothing to show for their year on the committee, to have a surprise AGM so that no one can attend?

      There has to be a greater level of responsibility on ECs.  Why would anyone want to stay in a complex like mine with the peeling paint and rotting wood? Why would anyone want to spend any money renovating their unit when the outside is becoming more and more decrepid?  And why should anyone have to advise these people on the EC of any intention of doing any works on their own place when they EC doesnt get around to doing anything?  

      I know mine is not the only complex with this problem.  I have quite a few aquaintenances with this same problem.  And its not necessarily no money in the back.  Some have money and dont want to spend it just in case so they dont have to raise a special levy.  Some want to wait to make a repair.  And some like mine just dont get around to actually doing anything.  In all circumstances, you will only end up with the works costing even more money than at first.  I know that in the case of my complex, had the painting been approved and actioned in the first instance, some of the woodrot would not have occurred.  And now the paint is in worse condition, there will be more preparation work needed to do the job.  So this procrastination will just cost more money.  And even more at time goes on.

      And yet some owners here are blaming the new SM.  Ah yes, that’s what the problem is.

      (ps am unable to access flat chat via my ipad since changes to website – any tips on what to do)

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    • #18273
      kiwipaul
      Flatchatter

        I don’t believe the EC has the power to sack the old SM, because at the last AGM the owners voted to accept this SM. Only the OC can sack the SM and so you need to speak to this old SM and tell them that as far as you are concerned they are still the SM and not to hand over any documents to this new SM.

        They should behave as though they are still the SM and organise an AGM ASAP.

        You cannot blame generally the SM for lack of repairs because they can generally do nothing without the approval of the EC or the OC. A better description of them would be Strata Administrator.

        The Chairman and Secretary should not be making any decisions unless a motion has beeen voted on by the EC and the resilt of that voted sent out to all owners as minutes.

        #18274
        struggler
        Flatchatter
        Chat-starter

          Thanks KP.  The EC did have this on the agenda at the last AGM which is now over a year ago.  They then found this SM.  An EGM was held in middle of year and the useless EC recommended this SM which the owners agreed to.  You see, it was the SM according to the EC and the owners that had caused no work to be done in the complex.  So the new SM was appointed.  But the EC forgot to sign and send in paperwork.  This almost resulted in a sale of a unit in complex 

          The EC have personally told me in correspondence that they have approved a quote for maintenance works in June last year.  They then told all owners in writing that they had agreed on a quote for these works in October last year.  The work is still outstanding.  But it was the old SM that caused all the problems.

          The painting of this complex is some three or four years over due.  For a complex of this age (12 years) we should actually be looking at repainting.  The painting quotes have been done over and over.  At the  EGM owners voted on a quote and it was agreed to go ahead.  They have since had the job requoted by another company as the first company has quoted twice I would assume they are no longer interested in wasting their valuable time for no result.  But this other quote has now expired.  I suppose there will have to be another quote which could be voted on at the AGM that should have been held last month but we have heard nothing.

          With any new strata reforms EC’s should be held accountable for not acting on maintenance issues and letting costs blow out as a result.  I would like to see our EC held personally liable for their actions, or should I say inactions.  But their response is they are covered by insurance.  And so they sit back.  And the owners sit back.  I have tried.  I have advised of maintenance issues.  One year and two months later, now I sit back.

           

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