If you are a member of the Strata Committee you can attend the committee meetings and speak.
If you are not a member of the Strata Committee you are entitled to attend the meeting but not speak unless invited to do so.
There are different requirements for notice of Strata Committee Meetings whether your scheme is a large strata (over 100 lots excluding utility lots or parking) or a non-large strata (any other strata).
Large Strata Schemes require lot owners be provided notice of the meeting as well as be displayed on a noticeboard at least 3 days before the meeting.
Non-large Strata Schemes require display of the notice on the noticeboard of the owners corporation; or Give notice to each lot owner and strata member, at least 3 days before the meeting.
Within 7 days after the meeting, provide a copy of the Meeting Minutes to:
-Each member of the committee.
-Each owner, in the case of a small scheme.
-Each owner who requests copy within 7 days of the meeting for a large scheme.
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.
The Administrative Fund is established for day-to-day expenses, and they include costs for maintaining the common property, payment of insurances premiums, electricity, water, gas, cleaning costs and garden maintenance.
The Capital Works fund, which used to be referred to as the Sinking fund, is used capital expenses which include:
– painting or repainting common property.
– replacing or repairing the common property.
– getting, renewing or replacing property of the owners corporation (for example, outdoor furniture, a table in the foyer).
– renewing or replacing fixtures and fittings that are part of common property.
– project management, supervision, or other related expenses for these works.
A strata committee is a group of people that the owners corporation elects to help it make decisions for the scheme. A strata committee helps the owners corporation make decisions about the strata scheme. The owners corporation chooses exactly what the strata committee can decide on. The owners corporation can also overrule any decisions the strata committee makes.
Most schemes give their strata committee the power to make decisions for things like:
– spending for the day-to-day running of the scheme (e.g. hiring repairers, arranging insurance)
– approving applications under a by-law of the scheme (e.g. approving renovation applications)
– issuing a notice to comply with a by-law.
A strata committee can be helped in these jobs by a strata manager.
Good and efficient Strata Committees work with the Strata Manager and Building Manager (if the Scheme has one) to make day-to-day decisions that usually involve engagement of contractors, compliance (by-laws and behaviour) and approvals (pets and minor renovations). As opposed to day-to-day decisions, major decisions are made by owners at a General Meeting.