EC never meets

Long time reader, first time poster…  Sorry it is long!

I recently bought a unit in a block of 30 in Sydney.  The block is 8-9 years old and this particular unit has only been rented under the previous owner.  As a result, the unit has no fly screens or screen doors (hello lack of ventilation and mold!) and a storage area adjoining the car space has never been made secure.  The unit has a terrace across one side with three sets of sliding doors opening on to it, and a side passage from beside the front door giving access to the terrace.

Prior to moving in, I sent a letter to the secretary of the executive committee (EC) seeking approval for screen doors on the front door and sliding doors to the private terrace; a gate to limit access to the passage (which is part of the lot) and permission to keep my cat (the by-laws are option A, allowing pets).  Last week I sent a second letter, this time with the strata manager copied in, asking additionally for a security screen for the window (as I wasn’t able to get a window lock to be fitted to the rather odd window frame that allows me to lock the window in an open position for ventilation).  All these items (including pets) have precedence of being approved in the past.

It seems I have struck an EC that never meets and never decides anything.  I cannot determine if the EC has met since a meeting immediately following the AGM in February.  A week after moving in, I had to contact the strata management regarding a shower leaking from the unit above into my storage area and spoke to the SM’s assistant.  I asked how often the EC met and could not be given an answer.  When I had to ring again a fortnight later regarding the same leak, they still could not tell me how often the EC met, but having explained I had sent the secretary a letter, they asked for a copy.

Yesterday, the strata management contacted me to ask if I had a response to my letter.  By this time they should have received copies of both my letters in the post but they claimed not to have, so I sent both letters to them electronically.  Late yesterday, the response from the SM’s assistant was that for my items to be approved (from the first letter, the second was ignored) they would have to go to a general meeting – either annual or extraordinary.  As they assume I would not want to wait to January (I reckon it would be February), I was informed that I could pay for an EGM and then they would carry it out asking for the owners to all vote on the motions I put for my items requiring approval.  (There is no suggestion of special by-laws being required.)

I find this situation absurd.  In the strata scheme I previously lived in, these matters would have been dealt with by the EC.  There should not be any issue with the EC granting approval since they are all within my lot and are not major or without precedence.  I did not specify styles or finishes for the screens and specifically requested the EC specify the strata scheme’s preferred styles and finishes.  (There are generally two different finishes for each type of screen, and no two gates in the place are the same!)  I have been through all the strata documentation I have and have found that one of my neighbours had the screen doors/security screens/gate and storage area for their lot on this year’s AGM agenda, so there is unfortunately precedence for this route of approval, though strangely the storage area part was deferred to the EC meeting following and was then turned down (specific situation that won’t apply to my case).

I’m not terribly fussed about approval for the cat right away.  I’ve upheld my end by asking for approval and approval can’t reasonably be refused – though I do wonder if the cat was turned down by an OC vote (unlikely), just where it would leave me.  She’s a completely indoor cat and I’d be surprised if anyone has even noticed she exists.

The unsecured storage area is a nuisance.  I haven’t finished unpacking from moving because the place is cluttered with stuff that should really be in the storage area – and I have more stuff stored temporarily at my parents place, but at least I’m not incurring storage charges.

The screen doors and window screen I very much need for ventilation; but right now my primary concern is the gate as I have had an opportunistic prowler attempt entry from the terrace on at least two occasions (though I have no proof – if it happens again I will go to the Police as I need formal record of it now for the situation I now find myself in – this was part of the second letter the SM’s assistant appears to have overlooked).

I don’t yet know any of my neighbours.  None of them so much as smile when I cheerily say hello – much less want a conversation, so I fear going and knocking on EC members doors would be viewed as hostile.

Do I: 1. push for an EC meeting to occur and approve my items; 2. stump up for the EGM and just get it done on the strata management terms; or 3. stuff ‘em and let it lie until the AGM where I will seek (ahem, retrospective) approval?

Advice/opinions please?