Faqs

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.  

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.

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. 

The owners corporation makes decisions and manages the overall scheme. It may be self-managed or appoint a strata manager to assist. Even if an owners corporation appoints a strata manager it remains primarily responsible for the:  

 

– finances  

– insurance    

– record keeping and executing documents    

– repairing and maintaining common property    

– by-laws    

– strata meetings  

– hiring a strata manager  

– hiring a building manager  

– following all laws about planning, building, safety, and workers.  

 

There are laws and processes to follow for each of these jobs.  

 

Owners Corporations applies and operates through democratic systems where the majority prevail.  

 

Part of the democratic process is for the owners corporation to appoint a Strata Committee to make decisions and assist carrying out the work referred to above. The Strata Committee works closely with and assists an appointed strata manager.