The Faceless Executive Committee.

A 40 block unit is a small strata (by strata definitions of large and small) and so there is potentially a noticeboard somewhere. I mention this because if your block is required to have a notice board under its bylaws then on the notice board should be minutes of an Executive Committee (EC) meeting which should have the names of the EC. If your building does not have the noticeboard bylaw then you should be getting sent copies of EC meeting minutes which should show who the EC are. It should also be in your Annual General Meeting minutes who was elected at the AGM.
Finding these documents should make it easier to find out who these faceless people (the EC) are, when meetings are (you can attend in person) and what decisions they are or are not making.

Being on the slide is not a good thing and it can be difficult to rectify in the short (and long) term.
The usual advice involves getting the numbers to force an EGM (the support of owners who together have more than 25% of the unit entitlement) and pull off a coup and dispatching the current EC. You can find several topics on how to pull off a coup elsewhere in the forum – basically you need to have the numbers to force the meeting, pass the motions and stack the EC with “your people”.

Does you current strata agreement give the strata manager the power of the EC – if it does then rolling the EC will serve little purpose but if everything being refereed to the strata manager is just a policy then a new EC can easily abandoned such a policy and reclaim control of the strata plan (within the terms of your management agreement).

Another option is to try to have your strata manager replaced but this can be slow and difficult.

If you are with a large company try going over your managers head and going to his/her superior or the licensee in charge of the company and have a chat about you dissatisfaction.

I'm sure some other flat chatters will have more ideas for you.

When I was on our EC I did not want my email address, phone no. given out to all in our complex.  They knew who was on it and what unit no. they were in.  We asked all owners/residents to send corro to the SM and they inturn to send it to all EC members.  In that way there was a written record of the problem/complaint. 

We also set up an email address for the EC which was checked regularly by EC members, matters could then be referred to the SM and forwarded to all EC members private emails.  Of course only a 20%  of residents ever used it and only very occasionally.  So we gave up on that.

It was suggested once at an AGM that we get a cheap mobile phone and have an EC number that was accessible all the time.  A phone that would only receive calls, or have only a few nominated numbers that could be called (SM and EC members only).  Similar to the kind of phone you would give a kid.  In that way the phone could be passed to whichever EC member could be “on call” on that day/week/weekend.  This was knocked back by the residents who always complain but never put their hands up.

I have have people knocking on my door in the past and then “abusing” me for not making decisions for them on the spot!  What would they do if they had my phone number?  Calls in the middle of the night?

I was prepared to give up a considerable amount of my valuable free time to get things done around here.  But I value my privacy as well.  If having all my personal contact details out there for people, who will ring to argue with that I should arrange for a new washer in their taps, is a condition of being on this EC or any EC – forget it!  

I hear you, Struggler.  One of the great ironies of this kind of voluntary work is that the people who would never do anything unless there was something in it for themselves assume you’re only doing it for some benefit.  And sooner or later the good people get sick of the abuse when anything goes wrong and the complete lack of recognition when it all goes right and, like you, they hang up their email address and call it quits.

The day of the professional committee member – somewhere between a strata manager and building manager – is not far off.  Trouble is, could we afford to pay them enough?

I sympathise with Struggler. Here are some of my thoughts:

1.        The reason why people buy into Strata.  I have a friend of mine who explained to me why he was selling his house and buying a unit.  He hated having to do work around the house – “When I move into my unit I will just ring Strata and they will fix everything” he said.  “I won’t have to a lift a finger”.  And, beleive it or not, this bloke was a former strata manager. 

There is a general view with unit owners that their house/home management duties are over because “Strata” will take over.  Nirvana.

2.        I have known some owners who have no idea they themselves are a member of the Owners Corporation.  Some think Strata is some
quasi semi government body who just come in and fix things up; anything.   I quote from the 2010 annual report of our plan to all owners:

“Owners are also reminded that the Executive Committee is not some amorphous body, detached from the complex, which springs into action when there is work to be done.  Obviously the Executive Committee is made up of fellow owners working in an honorary capacity for the good of all owners.  It is not all knowing and can’t immediately resolve issues.  The EC needs to be kept informed on any problems owners might have with their properties because more often than not it will involve the common property. Communication is the key and any requests, reports, complaints directed to the EC will be acknowledged, taken to meetings of the EC and acted on. You are all encouraged therefore to get involved with the management of the plan, if not on the EC, then by being prompt in your advice to the Committee on property matters that concern you”………………”and please do not make any changes to the common property attached to your lot without reference to the OC via the EC”.

The plea had little effect.

3.        Many unit owners move into units because they can’t or won’t look after a free standing house.  They have little understanding of
even the basics of home construction and maintenance and many are forever running to “Strata” with even the most minor of problems.  Many of these problems turn out to be their responsibility.  Those which turn out to be the responsibility of the OC, are often caused by actions of the owner. I could give dozens of examples but a couple which are indicative  – “Strata, we have a mould problem. Please come and fix as I have two small children and am very worried about their health.”  On investigation you find out dryers are being run without venting or windows are seldom opened but the owners continue to insist the OC must fix the mould.  Or the owner whose unit has been flooded and on inspection you find the hoses at the back of the washing machine are that old they have perished.

4.        Owners want privacy.  Understandable but this means access to fix up problems in their lots becomes a nightmare because they have
to be home!  They just point blank refuse to leave keys with the Secretary or a member of the OC who themselves are prepared to give up their time to meet with tradesmen.  So repairs just drag on and on and the EC cops abuse for the delays.

5.        Despite attempts at educating owners as to just what constitutes common property many owners just won’t listen.  They refuse to
accept that most of their lot belongs to someone else and that the OC as the owner has rights.  As a consequence owners just go straight ahead and make changes without any reference to the OC.  Many of these same owners run to “Strata” when they have problems.  So you have the situation that it is my property when I want to do something to it but magically it becomes common property when I want it repaired.

The best way to sum up the problems facing even the most dedicated of EC’s is that the problems with strata is that many of the people that live in Strata act as though they don’t.

I think the only way to change the whole scenario is for there to be a paradigm shift in the thinking that surrounds unit ownership.  This can only be done with education of all stakeholders, professional strata management and training of EC’s.

I also believe sooner or later office holders in EC’s will have to be remunerated due to the complexity of the many laws that relate to community living.

It will be a long process.     

Struggler, JT, Easty, Gilgal 1, DITTO…….

Unexpected Leigh,

The reason I put my hand up to be on the EC in my plan was because I WAS and AM prepared to accept a certain amount of responsibility including helping the Strata constituents as need arises. I meet the quoto and criteria and then some. There is a point where one goes above and beyond and has to draw a line somewhere. Committees volunteer time and efforts without pay.  It can be very stressful. And as above have jobs, family etc. Strata managers depending on what they are engaged to do get payed for STUFF. I do agree there are Committees and Managers that do not step up.

I am assuming you are not on the Committee? Try getting involved somewhere along the line if you aren't already. Have you attended AGM's? Are you on the EC and if not why not? Great opportunities for you to have your say. And perhaps be on the other end of the stick. If you have engaged one of the 'big firms' as you say in your original post they should be held to task. Perhaps you could look to the SSMA or some publication on DOFT website to give you a definition of the responsibilities of the EC but remember as an Owner you are also responsible so maybe you could volunteer some of your time to get the building back on track. As with my original reply to you I wish you the best of luck.  CBF

It's good to know I am not alone Easty!  There are parallel universe complexes out there!

I too feel that people move in with great expectations.  I infact have friends who tell me they want to sell up to move into strata and have absolutely  nothing to do!  Some of our residents do not understand EC and OC differences.  So quite funny when they complain about the OC doing nothing – they are actually complaining about themselves!  And residents need to know they need to tell the SM/EC if they see something.  We had a water main break in the street creating a “waterfall” in the complex.  Residents had noticed it – but no one had contacted SM/Waterboard or anyone.  Apparently, that is for the EC members to do – if and when they should stumble across the problem!

I can't honestly imagine how any of these people would cope in a free standing house.  If everything is too for them in strata, how hard will it be when you have to do/arrange and pay for absolutely everything!

And regarding common property, half the time our EC spent on issues of addressing the use/misuse of common property.  Only to have the same people do the same thing over and over again.  What a time waster!

I definitely believe that there should be some kind of training for the EC. If an EC can be held liable for their decisions/actions and have to fork out money (as in bpositives case) then they should have some sort of formal training!  A certification of Executive Committeeism renewable every couple of years like the First Aid certificate. I also believe that EC members should have to sign a code of conduct for their own behaviours and to ensure no favouritism or prejudice in their decisions.

I have said previously that I believe that everyone moving into/buying into strata should have to sign a statement in which they acknowledge there are strata bylaws in place that should be followed and that they understand the nature of strata.  That may stop some of the “oh really, I didn't know – no one told me” scenarios!?  And it may make people stop and think if strata is for them.  Want to do your own thing 100% of the time – then strata's not your thing.

And perhaps there should be some decent remuneration for EC members.  You want someone at your beck and call – you can pay for it!  But don't think they  could pay me enough to put up with all that rigmarole.

I have seriously considered building my own complex with like minded people (I know of  4).  A place where people knew what they had to take care of, what they couldn't touch, what they do owned, what they don't, of cheery good mornings from neighbours, occasional gatherings, looking out for each other (whilst not being in each others pockets thanks!).  Just being good, happy strata neighbours!  I used to live in such a place.  I want to live there again.