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Can I install an air-conditioner?

The answer is maybe. The Strata Schemes Management Act 2015 provides for minor renovations subject to approval by the owners corporation in general meeting (see section 110 of the Act which deals with minor works and Clause 28 of the Strata Scheme Management Regulations 2016 which includes reverse cycle split system air conditioner in the definition of minor renovation works).

 

If you intend or want to install air-conditioning first check the By-laws of your Strata Scheme. If they provide for air-conditioning installation following the provisions of the By-law.

 

If you make an application to the owners corporation, provide as much information as is possible including proper plans and specifications of the proposed installation work including what use of or interference to common property will be required. Specifications relating to the proposed unit are important especially relating to the type, rating, mechanical specifications, brand, noise, water discharge and appearance. Most schemes want external air-conditioning hidden from view on balconies or in car spaces.

Can I access OC records?

A Strata Scheme is required to keep proper prescribed records. The Owners Corporation is the agent of the owners. The records are held by owners corporation on behalf of the owners. Therefore, any owner is entitled to access those records and inspect them. An Owner can authorise third parties such as lawyers and strata searchers to inspect the records of their behalf. Owners may also copy records. There are statutory fees payable for inspection of the records.

 

If an Owner is in a legal dispute with the owners corporation, it is not uncommon for the owners corporation to restrict access to those documents and claim privilege. This is often in itself an area of dispute. But if privilege is not claimed all Owners Corporation records are available for inspection by Owners.

What is Strata?

Strata Title is a form of property ownership that allows multiple individuals to own individual units or lots within a single building or development, while also collectively sharing ownership and responsibility for common areas and facilities.  

 

Owners have exclusive ownership of their specific lot and a right to share common property areas and facilities such as hallways, elevators, swimming pools, gyms, parking areas, and landscaped gardens. 

 

The Owners Corporation must manage and govern the collective interests of all owners which includes the responsibility for maintaining common areas, making decisions on behalf of all owners, and enforcing by-laws and regulations. 

 

Owners contribute to the upkeep of common areas by paying strata fees or levies. These fees cover maintenance, repairs, insurance, and other shared expenses. The amount each owner pays is usually determined by their unit’s size and entitlements. 

 

Strata schemes have specific by-laws and regulations that owners and residents must follow. These rules can govern issues like noise levels, pet ownership, renovations, and other aspects of communal living. 

 

Strata title ownership provides a structured and shared ownership model for multi-unit developments, promoting community living while allowing for individual property ownership.  

Why do we need a Strata Manager?

Over the past many years managing either strata or company title properties has become complex and requires in depth knowledge of over and above managing books and records and payment of invoices.

 

Detailed knowledge of a vast amount of legislation and law generally is required.

 

In depth knowledge of meetings is mandatory.

 

Emails and sms are the modern form of communications and to a large degree, have replaced phone calls and the volume can overwhelm some. This requires objective writing skills acquired through professional experience of being at the “coal face” on daily basis.

 

Strata management is intense and not for the faint hearted and this is another reason one needs a professional strata manager.

Why do we need to pay Strata Levies?

Strata levies are struck initially by the developer and then annually at the AGM. They fall into two categories, namely levies that are collected for the Administrative Fund and Capital Works fund. These are calculated on what is known as a unit entitlement basis.  

Unit entitlements are calculated for individual lots in a scheme and they usually vary. You can establish your unit entitlement by searching the strata plan or the certificate of title of the common property of your scheme. 

What is the Role of a Strata Manager?

Strata Managers work closely with the strata committee and in the case of company title apartments, with the board, to assist the owners corporation and the company to fulfil their legal obligations, including: 

 

– Co-ordinating AGMs and committee meetings including issuing meeting agendas and meeting minutes. 

– Keep the strata committee and owners of meeting procedures. 

– Preparing budgets and assist setting and issuing levies to owners. 

– Keep and update financial records. 

– Paying invoices and insurance. 

– Arranging change of by-laws. 

– Issuing by-law breach notices. 

– File Tribunal applications and responses on behalf of the owners corporation  

– Give strata information notices to interested buyers. 

– Ensure fire safety inspectors obtain access to the property. 

– Organise pest inspections. 

– Undertaking statutory compliance with various legislation that applies to buildings 

 

On occasions strata managers are delegated the duties chairperson, treasurer, and secretary. Check the agency agreement which will detail the extent of the delegation.