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  • #62222
    TrulEConcerned
    Flatchatter

      At a recent NCAT hearing – me v the OC – the strata manager (“SM”) was in attendance, for the full 3 hrs. I recently asked him (I  only have one email address to contact him and the SC) “what did he charge for his time to attend”?

      Nearly a fortnight has passed and he has not replied.

      In order to obtain this data, can I take action against the SM or am I confined to taking action only against the OC?

      In the same email I asked him to provide me with lot balance reports for each lot.

      I am going grey waiting.

       

    Viewing 7 replies - 1 through 7 (of 7 total)
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    • #62239
      Just Asking
      Flatchatter

        Have you checked the Strata Managing Agency Agreement? That will show what the strata managing agent is entitled to charge for representing the owners corporation at NCAT.

        If the attendance at NCAT was within this current month (2 weeks ago?) the charge has likely not been fully processed through the accounts and into your scheme’s monthly statement. When it does hit the statement it will be lumped in under “additional services”.

        Asking for a breakdown of the amount for “additional services” shown in their invoice in the relevant month should be easier for someone in the accounting department to find.

        #62240
        TrulEConcerned
        Flatchatter
        Chat-starter

          Update to my question to the strata mgr of “how much did you charge the OC  for the 3 hrs NCAT phone hearing”, he replied “$880”.

          To my question of “on whose authority did you attend”? he replied “the SC asked me to attend”. That said, there was no agenda sent to lot owners, no formal meeting held to discuss his attendance or flag his fee and no minutes issued.

          Is this a breach(s) of the SSM Act?

          As to his attendance at NCAT, is there anything an owner can do when a SC brazenly wastes money? After all $880 for a very small strata is not pocket change. I write “brazenly” because my points are that the strata mgr:

          (a) Was not identified by me in my NCAT application as causing a problem (so he did not have to defend his actions, not that I could mention him as a problem, as any unorthodox behaviour by a strata mgr in any event is to my knowledge not covered by the SSM Act) and

          (b) Other than offer the SC some moral support at NCAT, the strata mgr added nothing to the hearing and in any event could not add anything as the orders I sought and the evidence I provided all related to the behaviour of the SC and was not challenged.

          #62249
          TrulEConcerned
          Flatchatter
          Chat-starter

            Hi just asking,

            You mention checking the strata mgt agreement. I have not as yet, but do not doubt that charging is covered by that. After all the SC in place is the one that hired him and asked him to attend NCAT and he would not have hoodwinked the SC.

            My concern is not whether the agent had the legal right to charge as per his contract, it is that there was no point to him being at NCAT and hence the SC’s undocumented and unbroadcasted “decision” to agree to his fee was a naked waste of money.

            I wrote “no point” because he could not possibly defend the SC  as most of my issues predated his recent engagement. And the SC members at NCAT are “professionals”,  who had no need for a third party to help them defend themselves. They did so vigorously by ignoring my evidence, whilst ponying up zilch evidence of their own.

            They did not fool the Senior Member at NCAT.

            From memory, I think the Senior Member asked the agent 3 questions during the whole hearing. Once for him to confirm a fact I raised and twice to confirm that he was still on the line (as he did not speak for over 90 mins).

            #62250
            spmanager
            Flatchatter

              Hi there are a few points you seem to be chasing at the same time.

              wanting to know how much the Strata Manager charged. Well, i word ask how long after the hearing did you ask. The manager did get back to you, once the amount was known and charged.

              As to levy balance yes as an owner you have the right to ask and be provided with the information. The manager also has the rights to say, come to our office and collect a copy of the levy balances. The act (SSMA 2015) says it has to be provided but it does not say they have to send it to you. So tell them you will drop into the office to collect a copy.

              For the manager being there, I am a little confused as you start with an NCAT hearing Vs the OC but then say it was against the committee only?

              But anyway it was meant to be; you are taking action against another party. They don’t have to tell you who they are going to bring to the hearing, that’s their choice. They could have gone at hired a lawyer if they wished to. You don’t get to tell someone your taking legal action against who they can obtain help from.

              Also the standard management agreement give the strata managers powers to act on behalf of the OC, except for limitation outlined within the Act.

              #62251
              kaindub
              Flatchatter

                The strata management agreement will list the fees for them representing the OC.

                The rules of NCAT allow the OC to be represented by the strata manager (use of lawyers is not usually permitted).

                Most committee members would not be comfortable representing the OC in court, and hence use the experience of the strata manager to do thst, even if to just sit in court.

                Since you were the applicant, you would have been excluded from all correspondence from the strata manager to the OC in relation to this matter ( it’s usually referred to as the principle of legal privilege).

                It’s also a lesson to “ cover your bases “ with the orders you request. You could have included an order that the costs of the OC are paid by all owners except you. If you don’t ask, you don’t get.

                 

                #62265
                tina
                Flatchatter

                  Just to give a perspective from the other side.  I was one of the owners representing the owners corporation.  One of the other owners took action against the owners corporation.

                  None of the owners had any experience with NCAT.  We let the strata manager attend because we did not know what to expect at the hearing.  It cost $440 for a half day (3 hour) session.  I think the strata manager charged a miminum $440 and then $110 per hour thereafter.  The strata manager contributed zero to the proceedings.

                  I know that the NCAT web site says that the parties should work together to solve their issues and not engage lawyers and other professionals.  In reality, people bring lawyers and strata managers.

                  This case happened less than five years ago.  I think $880 for three hours is steep.

                  #62444
                  Jimmy-T
                  Keymaster

                    This discussion has now evolved into exchanges about who pays the owners corp expenses (or doesn’t) when they take a case to NCAT and lose: Loser pays – schemes must raise losing case expenses by special levy

                     

                    The opinions offered in these Forum posts and replies are not intended to be taken as legal advice. Readers with serious issues should consult experienced strata lawyers.
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