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Hi All,
Looking for some advice and guidance from you good folk.
I recently bought a strata apartment in Sydney and prior to moving in, want to undertake a bathroom reno. Essentially replacing new for old (ie: not relocating any of the services, knocking out walls etc).
The way the strata scheme works in this complex is that there is an onsite management office. You complete a Renovation Application and submit all the appropriate drawings, plans, quotes, insurance details, license details etc. Building Management reviews and if all seems in order, submits to the strata manager, who then distributes to the Executive Committee for review.
The application form notes that most applications are reviewed within 2 – 4 weeks. Building Management also mentioned that EC meetings are not generally required to review an application, and that seeing my bathroom reno was reasonably straightforward, he expected a quick turnaround.
Well two weeks have passed since Building Management on-forwarded my application to the strata manager, so i sent a brief email to the SM asking if there was any additional info the EC required from me to review the application.
His response was that the EC have decided to wait until late Feb 2016 when they will next meet, to discuss my application.
As you can imagine, i was very disappointed. 3 and a half months until they meet to discuss it!
I spoke to the SM and was very polite in voicing my disappointment, particularly given that I’ve been holding off to do this work before i move in. He wasnt very helpful, saying that the EC has the power to determine when and how they will review my application. I asked if i could speak to any of the EC to understand what i need to do to bring it all about earlier, and he mentioned he was not at liberty to pass on any info.
He did suggest i write him an email saying that i wasnt happy and that i was willing to meet/discuss the matter with the EC.
Ive sent that (very polite) email off, however was now wondering what other options are open to me if they dont change their stance?
Am i able to request an extraordinary meeting (obviously that i would need to pay for) ?
I just feel that an additional 3.5 months for them to simply review it is unreasonable.
Any guidance would be really appreciated.
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I have been annoyed as an EC member by owners expecting a decision yesterday but three and a half months seems excessive. Our OC can usually make simple decisions about uncontroversial matters ‘out of session’ by email in a few days. We let the owner know the outcome and minute the decision at the next scheduled meeting.
deepfriedchips – I understand why, as a new Owner, you would wish to ensure that your approach to the Owners Corporation (via its Executive Committee) on the matter of your proposed renovations is cordially conducted.
However as that’s not having the desired result and as your Plan is in NSW, I’d suggest that you now more firmly, but still cordially, advise your Strata Manager that should a decision not be received by you within say 7 days, that you will be seeking Orders under Sect 138 of the NSW Strata Schemes Management Act (SCMA), where as you’ll see Clause 2(b) requires Owners Corporations (O/C) to make such decisions (i.e. to “exercise its functions”) within 2 months of it receiving an application such as yours to do so.
Re. the Extraordinary General Meeting, that may be convened at any time by the Secretary or in their absence another Member of the Executive Committee (E/C), but otherwise only by a “requisition” to do so by a minimum 25% of Owners, with that percentage calculated from the collective units of entitlement (UOE) of their respective Lots and the aggregate UOE of the Plan.
Re the contact details of E/C Members, any Owner is able to obtain those details by application to the O/C via its Strata Manager under the provisions of Sect 108 of the SCMA.
Finally by all means persist with your polite approach to all things strata, but perhaps moderate that with the benefit of the knowledge that both the Building Manager and the Strata Manager have been engaged, and are paid by the O/C of which YOU are a Member; so don’t permit the tail to wag the dog too much!
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