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Organise Responsive Strata Committee Meetings

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Organise Responsive Strata Committee Meetings

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A strata committee is composed of three to nine members. Of the members, three will be picked to take over as chairperson, secretary, and treasurer.The strata committee chairperson takes the control of the group and presides at general and Strata Committee Meeting. The role offers power to the bearer to decide on problems and procedural matters.

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Arrange Strata Committee Meetings by Professionals to Make Important Decisions in Favor of Owners and Building Welfare

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Arrange Strata Committee Meetings by Professionals to Make Important Decisions in Favor of Owners and Building Welfare

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Becoming a member of the strata committee will enable you to develop your relations with other owners and co-owners and also enable you to participate in strata committee meetings.As a member of the strata board, you can make any decision that is beneficial for the owners under the strata scheme.Working as a strata board member is really a responsible job but it is also a very rewarding and respectful position.

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Arrange Strata Committee Meetings by Professionals to Make Important Decisions in Favor of Owners and Building Welfare

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As a proud owner of an apartment under the strata scheme, you can become a member of the strata committee to act on the behalf of Owners Corporation to make important decisions. Becoming a member of t...

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Consult with the Strata Collective to Obtain Top-Notch Strata Management Services

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Consult with the Strata Collective to Obtain Top-Notch Strata Management Services

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This press release is related to The Strata Collective which is a professional company that works in the area of property management. It offers wide range of services to strata residential complexes and is an award-winning company.

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With the recent sale of three strata apartment buildings in Macquarie Park (link to article here) for $55 million, it seems that redeveloping strata buildings is only just getting started in Sydney.A major change to the Strata Schemes Development Act 2015, introduced on 30 November 2016, was the level of decision required to terminate a strata scheme, from a unanimous resolution to a special resolution.

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With the recent sale of three strata apartment buildings in Macquarie Park (link to article here) for $55 million, it seems that redeveloping strata buildings is only just getting started in Sydney.

A major change to the Strata Schemes Development Act 2015, introduced on 30 November 2016, was the level of decision required to terminate a strata scheme, from a unanimous resolution to a special resolution.

This change which will unlock value to owners within some Strata schemes, has been challenged by both developers and the broader strata community for some time.

Some key notes about the changes are:

This collective sale mechanism doesn't only apply to 'old' strata schemes, but is available for all Strata Schemes in NSW. An Owners Corporation is able to opt into the process via a General Meeting resolution.

Owners have a say through their vote regarding collective sale. However, the ability for one or two owners to 'hold out' if more than 75% of owners support a collective sale has been reduced in most cases.

Owners Corporations are required to apply to the Land and Environmental Court to ensure that the legislated procedure for a collective sale was correctly followed.

Overall, it is a far simpler process to purchase the entire strata scheme via unanimous resolution (with 100% owner support) however the new measures provide greater options for both Owners Corporations and developers where one or two owners are resisting the majority.

There are many considerations for Owners Corporations and individual owners which should be taken into account before going down this path of collective sale:

Every owners corporation should seek legal advice first to understand the process and risks involved with a collective sale.

The amount of work involved, including forming a Strata Renewal Committee and conducting multiple General Meetings.

Seeking independent advice on what the maximum future value of the property is to ensure the best outcomes for all owners.

The tax treatment for settlement from a developer and how this will impact owners.

Legal considerations including timing on strata owners corporation approvals. This includes timing on notices, notifications and conducting meetings. Owners Corporations will require the support and advice of an expert Strata Manager and Strata Lawyer to ensure the process is managed well.

Decisions on who will be appointed to the Strata Renewal Committee. In most cases it will include subject matter experts to ensure suitable guidance is provided to Owners Corporations.

Contact The Strata Collective if you would like to know more about collective sales.
* The Strata Collective communications including this article are intended to provide commentary and general information. They should not be relied upon as legal or specific strata advice.

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Collective Sale of Strata Schemes | The Strata Collective

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With the recent sale of three strata apartment buildings in Macquarie Park (link to article here) for $55 million, it seems that redeveloping strata buildings is only just getting started in Sydney. A major change to the Strata Schemes Development Act 2015, introduced on 30 November 2016, was the level of decision required to terminate...

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Consult The Strata Collective for Strata Committee meeting management & support in Sydney. The Strata Committee may make any decision on the Strata Scheme.

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The Strata Schemes Management Act 2015 (SSMA) and Regulations outlines the role of the Strata Committee and their authority to act on behalf of the Owners Corporation. The Strata Collective sees the development of the relationship with the Strata Committee and the Strata Manager as one of the key areas of their management.

Decisions of the Strata Committee

The Strata Committee may make any decision of the Strata Scheme except for decisions that the SSMA says it cannot make. The decisions that the Committee cannot make are called "restricted matters". This means that the Committee can do anything that is otherwise within the power of the strata scheme, except for the following matters that can only be decided at a general meeting:

Striking levies or special levies. In most instances, the Strata Committee should understand and agree (as a majority) to the proposed budget

Changing the by-laws

Major renovations including all bathroom renovations that impact the waterproofing

Appointing a Building Manager

Appointing a Strata Manager

Borrowing money on behalf of the Strata Scheme

Altering common property

Agreeing to a License or Lease over common property

Restricted Matters that the Strata Scheme at general meeting has determined may only be considered at a general meeting

Any matters set out in the Act as requiring an ordinary resolution, a special resolution or a unanimous resolution

Legal action costing over $13,000

Payments to a member of the Strata Committee (honorarium)

The type of decisions that a Strata Committee would normally make include:

Appointing contractors such as cleaners & gardeners

Approval of minor renovations (those that don't require a General Meeting approval)

Accepting quotes for work to the building

Accepting quotes for insurance

Reviewing the budget and making recommendations to the owners for future Strata levies

Review of the Financial Statements prepared by the Strata Manager

Compliance matters such as by-law breaches and Office of Fair Trading mediation

Reviewing requests from Owners and the suitability of each request

Investment of surplus funds into Term Deposits

The easiest way to think about the main role of the Strata Committee is to work with the Strata Manager and Building Manager (if you have one) in order to make day to day decisions for the strata scheme. The main decisions for Strata Committee members are around contractors, compliance (by-laws and behaviour) and approvals (pets and minor renovations). The major decisions for your strata are made by all the owners at a General Meeting.

There are different requirements for notice of Strata Committee Meetings depending on whether you are an owner in a large strata (over 100 lots excluding utility lots or parking) or a non-large strata (any other strata).

The notice periods for meetings are:

Large Strata Schemes (more than 100 lots excluding parking or utility lots) Written notice is required to be given to each lot owner and strata committee member; and the notice must be displayed on the noticeboard (if any) maintained by the owners corporation, at least 3 days before the meeting (excluding notice for postage which is 4 days).

Non-large Strata Schemes Display the notice on the noticeboard maintained by the owners corporation; or Give written notice to each lot owner and strata member, at least 3 days before the meeting.

Meeting Minutes

Within 7 days after the meeting, provide a copy of the 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.

Being a Strata Committee member can be extremely rewarding and can lead to great benefit to both your strata community and the value of your investment.

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Strata Committee, Strata Committee Meetings | The Strata Collective

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The Strata Schemes Management Act 2015 (SSMA) and Regulations outlines the role of the Strata Committee and their authority to act on behalf of the Owners Corporation. The Strata Collective sees the development of the relationship with the Strata Committee and the Strata Manager as one of the key areas of their management.

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Benefits of Hiring Strata Management Services

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Benefits of Hiring Strata Management Services

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Strata schemes have become a very popular concept in NSW, Australia. You can get the freedom and security to live in a peaceful and clean environment as the strata management services will provide you with the best property administration to ensure smooth functioning of day to day operations related to maintenance, finances, and safety of the building. To avail numerous benefits you should consult strata management in Sydney.

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Benefits of Hiring Strata Management Services

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Benefits of Hiring Strata Management Services

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Strata schemes have become a very popular concept in NSW, Australia. Under this scheme, you can acquire ownership for a part of a residential building in the form of a lot or apart

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Roles and Responsibilities of Strata Authorities to Act on Behalf of the Owners Corporation

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Roles and Responsibilities of Strata Authorities to Act on Behalf of the Owners Corporation

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Under the Strata schemes management act 2015, you are permitted to form a strata committee by electing a chairperson, a secretary, and a treasurer among the owners of strata apartments.As an authority, you should work for the welfare of the owners.In this blog we will discuss the roles and responsibilities of strata authorities.

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We offer guidance to strata committees by following New Strata Laws of NSW 2017. Strata Pets NSW offers an incorporate pet management policy. Visit us for more info!

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One of the most controversial topics of conversation is keeping pets in strata, the strata pets NSW laws, and how it can be sensitively handled. Almost every strata owner has a view on this topic and it is almost always a strong view, either 'pro pets' or 'anti pets'. The set of strata pets NSW laws can be complex, particularly with the emotion that often gets involved, so we thought it would be helpful to provide the following guidance for Strata Committees regarding keeping pets in strata.

The appropriate steps to assess a course of action concerning pets in strata is:

1. Read the by-laws, what do they say about keeping animals in your strata .

For pre-1 September 1997 built strata schemes, the by-laws normally say:

1. Subject to of the Strata Schemes Management Act 2015, an owner or occupier of a lot must not, without the approval in writing of the owners corporation, keep any animal on the lot or the common property.

2. The owners corporation must not unreasonably withhold its approval of the keeping of an animal on a lot or the common property.

For strata schemes registered after 1 September 1997 however before 30 November 2016, there are three potential options that will apply to your strata to remain compliant with the strata pets NSW set of laws. One option is a total ban however the other two options are prohibition without consent, and consent cannot be unreasonably withheld from applicants.

For strata schemes after 30 November 2016, the registered animals by-law is normally option A or sometimes option B:

Note. Select option A or B. If no option is selected, option A will apply.

1. An owner or occupier of a lot may keep an animal on the lot, if the owner or occupier gives the owners corporation written notice that it is being kept on the lot.

2. The notice must be given not later than 14 days after the animal commences to be kept on the lot.

3. If an owner or occupier of a lot keeps an animal on the lot, the owner or occupier must:

keep the animal within the lot, and

supervise the animal when it is on the common property, and

take any action that is necessary to clean all areas of the lot or the common property that are soiled by the animal.

1. An owner or occupier of a lot may keep an animal on the lot or the common property with the written approval of the owners corporation.

2. The owners corporation must not unreasonably withhold its approval of the keeping of an animal on a lot or the common property and must give an owner or occupier written reasons for any refusal to grant approval.

3. If an owner or occupier of a lot keeps an animal on the lot, the owner or occupier must:

keep the animal within the lot, and

supervise the animal when it is on the common property, and

take any action that is necessary to clean all areas of the lot or the common property that are soiled by the animal.

4. An owner or occupier of a lot who keeps an assistance animal on the lot must, if required to do so by the owners corporation, provide evidence to the owners corporation demonstrating that the animal is an assistance animal as referred to in section 9 of the Disability Discrimination Act 1992 of the Commonwealth .

Some buildings (usually larger buildings over 100 apartments) have custom by-laws that provide specific requirements (eg an occupant cannot keep more than one dog and one cat and the dog can't weigh more than 15kgs) however custom by-laws are the exception when it comes to the strata pets NSW laws, and owners need to understand this.

I would suggest that you first ask your strata manager to clarify which animal by-law is applicable to your strata scheme.

2. Did the Occupant apply for the animals?

When it comes to strata pets NSW laws that owners need to comply with, most by-laws require the occupant to apply to keep an animal(s)

Normally, the minimum requirements imposed by the strata pets NSW laws in keeping pets, and enforced by strata managers, is:

The animal must be microchipped and desexed

The animal must be kept within the lot

The animal cannot enter onto common property or another lot

If the animal is to be moved across common property, the animal must be carried by the owner (or transferred if a larger dog)

They shall not disturb the peaceful enjoyment of the occupant of a lot or anyone lawfully using common property

3. Is the application for an 'assistance' animal?

Section 139(5) of the Strata Schemes Management Act 2015 states:

(5) By-law cannot prevent keeping of assistance animal A by-law has no force or effect to the extent to which it purports to prohibit or restrict the keeping on a lot of an assistance animal (as referred to in section 9 of the Disability Discrimination Act 1992 of the Commonwealth) used by an owner or occupier of the lot as an assistance animal or the use of an assistance animal for that purpose by a person on a lot or common property.

4. Does Council have a law or policy regarding the maximum number of pets?

Some councils have requirements for keeping of animals that should be adhered to. Any council requirements should be investigated with your local council to see if there is an applicable policy for your area.

5. If the pets have been brought in already without approval, how is the animal(s) behaving?

A Normal prerequisite to keep animals within strata apartments is that the animals do not impact upon the peaceful enjoyment of the other residents (smells, noise, encroachment, fur & excrement). If the pest are misbehaving, it may be more effective to write to the owner to address behaviour prior to granting approval to keep the pet.

To summarise, most stratas or councils don't have a clearly defined and enforceable maximum number of pets by-law that an occupant can keep. That being said, all pets in strata must behave or the occupant may unfortunately have to remove their animal(s).

When it comes to strata pets NSW law, it is wise for all strata schemes to review and adopt a pet management policy and incorporate this policy into the by-laws. I would recommend obtaining and registering a clear, fair and enforceable pets by-law, drafted by a leading strata lawyer.

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Strata Pets NSW, New Strata Laws NSW Pets 2017, NSW Strata Laws Pets

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One of the most controversial topics of conversation is keeping pets in strata, the strata pets NSW laws, and how it can be sensitively handled. Almost every strata owner has a view on this topic and it is almost always a strong view, either 'pro pets' or 'anti pets'.

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The Strata Collective provides professional Strata Renovations service in Sydney. We specialized in strata renovation, maintenance and repairs. Give us a call today!

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If you're looking to make renovations, the good news is that navigating the gauntlet when it comes to strata renovations policy is getting easier. When it comes to strata renovations Sydney, the NSW Strata Legislation changed on 30 November 2016. With the legislation changes, one of the main aims in the NSW Office of Fair Trading Legislation white paper was to streamline and facilitate easier renovations within Strata Buildings (white page found here - see page 26 item 2.9). This was to ensure that Strata Managers can quickly turn around renovation applications for their owners an allow owners greater flexibility to change the inside of their apartment. The team at The Strata Collective has worked extremely hard to become the experts in offering advice around strata renovations policy and law.

Helping You Understand How Strata Renovations Regulation Works

The team at The Strata Collective believes that the requirements for strata renovations in Sydney within Strata apartments have been clarified, however not simplified as much as it could be. The Strata Collective Managing Director Rod Smith believes "this is an unfortunate miss by the Office of Fair Trading. Most strata buildings don't want to tie their owners up in red tape and would prefer to deal with strata renovation applications at Strata Committee level, after having received assurances around the structural ability to complete the proposed work as well as a commitment to provide copies of insurances and warranties to protect the Owners Corporation from future claims."

Strata Renovations Sydney regulations now fall into one of three categories:

Cosmetic work (as defined in Section 109 of the Strata Schemes Management Act 2015 "SSMA"). All such renovations do not require Owners Corporation approval (ie owners can simply proceed with the listed works).

Minor renovations (as defined in Section 110 of the SSMA). All such renovations can be Ordinary Resolution at a General Meeting or approval by the Strata Committee if the Owners Corporation has delegated this function. The best way to delegate this function to Strata Committees is by the Owners Corporation adopting a works by-law with a renovation form. This will simplify the process for Strata Committees enormously.

Works that are not Cosmetic Work or Minor Renovations that require a special resolution and often a by-law as well. These works are listed in Section 109 (5) B-H of the SSMA

The below list is a good guide for owners on the level of authority required for different types of strata renovations in Sydney:

Air Conditioning (split system)

Ordinary Resolution at a General Meeting or approval by the Strata Committee if the Owners Corporation has delegated this function

Bathroom Renovation excluding waterproofing that only involve changing fixtures located within the lot space of the bathroom (taps, vanity)

Cosmetic Renovation - no approval required

Bathroom Renovation including waterproofing (retiling, relocating plumbing)

Special Resolution at a General Meeting accompanied by an owner prepared by-law

Blinds or curtains, hooks and built ins

Cosmetic Renovation - no approval required

Ceiling insulation

Ordinary Resolution at a General Meeting or approval by the Strata Committee if the Owners Corporation has delegated this function

Changes to the external appearance of a lot

Special Resolution at a General Meeting

Double Glazed windows

Ordinary Resolution at a General Meeting or approval by the Strata Committee if the Owners Corporation has delegated this function

Fly Screen

Cosmetic Renovation - no approval required. Some might argue this is an external change however fly screens are unlikely to be interpreted that way

Kitchen renovation with no penetration of slab or walls

Ordinary Resolution at a General Meeting or approval by the Strata Committee if the Owners Corporation has delegated this function

Installation of a bathroom exhaust fan

Ordinary Resolution at a General Meeting or approval by the Strata Committee if the Owners Corporation has delegated this function

Installation of recessed light fittings

Ordinary Resolution at a General Meeting or approval by the Strata Committee if the Owners Corporation has delegated this function

Pergola

Special Resolution at a General Meeting accompanied by an owner prepared by-law

Reconfiguring walls

Ordinary Resolution at a General Meeting or approval by the Strata Committee if the Owners Corporation has delegated this function

Security Screens

Cosmetic work however Owners Corporations should control the asthetics of applications via an architectural code placed in the by-laws to ensure a special resolution is not required for each security screen application

Solar Panels

Special Resolution at a General Meeting accompanied by an owner prepared by-law

Timber flooring

Ordinary Resolution at a General Meeting or approval by the Strata Committee if the Owners Corporation has delegated this function

Wiring or access point changes

Ordinary Resolution at a General Meeting or approval by the Strata Committee if the Owners Corporation has delegated this function

There are many possible renovations that could be completed by an owner and we recommend that our owners contact their Strata Manager for further information on their application to smooth the process in dealing with strata renovations policy.

The Strata Collective Renovation form is attached here for our clients. For non-clients, please feel free to use this form (which has The Strata Collective's logos removed).

Regarding how to proactively manage owner renovations, The Strata Collective team believes that Strata Managers need to be proactive and discuss with their Strata Committees the option of emailing all owners three months prior to the AGM. This will provide sufficient warning that the AGM is coming up and that owners who wish to renovate their apartment should contact the Strata Manager to start the strata renovation approval process. By handling most renovations once a year at the AGM, this will save the owners time and money and reduce the need to call one off general meetings throughout the year (at a cost to the applicant or Strata).

If you have any specific questions regarding strata renovations Sydney, or the wider NSW state, please speak to your Strata Manager at The Strata Collective.

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Strata Renovations Sydney | The Strata Collective

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If you're looking to make renovations, the good news is that navigating the gauntlet when it comes to strata renovations policy is getting easier. When it comes to strata renovations Sydney, the NSW Strata Legislation changed on 30 November 2016.

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Know How to Make Strata Renovations Easy and Simple

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Know How to Make Strata Renovations Easy and Simple

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Want to renovate your apartment or unit? Make sure you get approval from strata before starting renovation work in Sydney.While living in a strata building has numerous benefits, it can also make some aspects of property ownership a little confusing. So, ensure productive Strata Management in Sydney to successfully renovate your strata property.

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Want to renovate your apartment or unit? Make sure you get approval from strata before starting renovation work in Sydney.

While living in a strata building has numerous benefits, it can also make some aspects of property ownership a little confusing. If you want to renovate your unit or apartment, you will first need to obtain strata approval for renovations before you start swinging a hammer.

Renovation can be complex and time-consuming exercise at the best of times, but it can be even more complicated when you live in a strata-titled property. Not only will you require to take into account the needs and complaints of neighboring properties, however, you will also need to get approval from the owners' corporation before work can begin.

Owners' corporation approval is needed because the work could affect the appearance of the structure and could also cause disturbances to your neighbours. Under most strata plans, you own the inside of the apartment, but not the structure of the building. This implies that the external walls, ceiling, roof and floor are all common property, however the internal walls, bathtubs, bench tops, carpets and different fixtures are all owned by you.

Any changes to common walls, floors, roofs or other common property will need owners' corporation approval. Simultaneously, you may likewise need approval when you need to renovate property that you own. For example, replacing washroom tiles could potentially impact the waterproofing of your washroom and may have flooded implications for individuals in other units, so owners' corporation approval will be needed.

Strata Renovations are classified into three levels:

Cosmetic Renovations - approval not required. This incorporates minor additions, for example, hanging pictures.

Minor Renovations - general resolution needed. These incorporate changes that don't have any impact on a property's outer appearance or its waterproofing, and that do not need any structural changes. This could incorporate a kitchen renovation or installing new floorboards.

Major Renovations - For major changes to your property you need special resolution (75% of the owners' corporation approval). Any renovations that include structural changes or that affect outer appearance or waterproofing will fall into this category.

Strata Managers can quickly turn around renovation applications for their owners and allow owners greater flexibility to renovate their property.

So, ensure productive Strata Management in Sydney to successfully renovate your strata property.

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Know How to Make Strata Renovations Easy and Simple

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Want to renovate your apartment or unit? Make sure you get approval from strata before starting renovation work in Sydney. While living in a strata building has numerous benefits, it can also make some aspects of property ownership a little confusing.

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Get Practical Solutions with Effective Strata Committee Meetings

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Get Practical Solutions with Effective Strata Committee Meetings

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Strata schemes can extend from 2 low rise lots to 100’s of high rise lots with commercial premises, to retirement villages, workplaces and caravan parks.All owners are part of the collective body called the owners corporation.Your strata committee makes the vast majority of the decisions that administer your strata scheme.So, improve the value of your strata investment with an effective Strata Committee Meeting.

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Get Practical Solutions with Effective Strata Committee Meetings

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Get Practical Solutions with Effective Strata Committee Meetings

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Strata schemes can extend from 2 low rise lots to 100's of high rise lots with commercial premises, to retirement villages, workplaces and caravan parks. All owners are part of the

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Get the best Strata Companies in Sydney for Strata Management such as administration, maintenance etc. We are one of the leading Strata companies in Sydney. Contact us now!

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Sydney has become the latest city to propose a crackdown on Airbnb holiday rentals. It has now joined the growing number of cities around the world regulating short-term holiday letting. After months of speculation, the NSW Government has released the Fair Trading Amendment (Short-term Rental Accommodation) Bill 2018 (Airbnb Reform Package). The Airbnb Reform Package...

The following scenario was presented to me. We are in the process of an NCAT dispute over the Owners Corporation's failure to repair the common property. We have concrete cancer that is damaging the flooring in our unit and the Owners Corporation have not made any repairs for nearly two years. I hold a general...

On Tuesday, 5 June 2018, the NSW Government announced new regulations and a change to planning laws concerning the issue of short-term letting. Information concerning these new regulations can be found on the NSW Fair Trading website. The regulatory framework is designed to ensure that local communities continue to gain from the economic benefits...

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Strata Manager Sydney, Strata Management Sydney | TheStrataCollective

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Sydney has become the latest city to propose a crackdown on Airbnb holiday rentals. It has now joined the growing number of cities around the world regulating short-term holiday letting. After months of speculation, the NSW Government has released the Fair Trading Amendment (Short-term Rental Accommodation) Bill 2018 (Airbnb Reform Package).