The WA Strata Magazine | August 2022

The WA

STRATA MAGAZINE AUGUST 2022

Restricting access to improve safety of residents Page 10 | Realmark

Cost-saving measures can cost more in the end Page 16 | Civic Legal

Managing increasing repayments to cover the 10 year plan Page 30 | EYEON Property Inspections

About Us LookUpStrata is Australia’s Top Property Blog Dedicated to Strata Living. The site has been providing reliable strata information to lot owners, strata managers and other strata professionals since 2013.

As well as publishing legislative articles to keep their audience up to date with changes to strata, this family owned business is known for their national Q&A service that provides useful responses to lot owners and members of the strata industry. They have created a national network of leading strata specialists across Australia who assist with 100s of the LookUpStrata audiences’ queries every month.

Strata information is distributed freely to their dedicated audience of readers via regular Webinars, Magazines and Newsletters. The LookUpStrata audience also has free access to The LookUpStrata Directory, showcasing 100s of strata service professionals from across Australia. To take a look at the LookUpStrata Directory, flip to the end of this magazine.

Meet the team Nikki began building LookUpStrata back in 2012 and officially launched the company early 2013.

With a background in Information Management, LookUpStrata has helped Nikki realise her mission of providing detailed, practical, and easy to understand strata information to all Australians.

Nikki shares her time between three companies, including Tower Body Corporate in SEQ, and is currently in her third term on the SCA (WA) Education and Professional Development Committee now known as the Industry Understanding Committee.

More recently Nikki has become known for presenting regular strata webinars, where LookUpStrata hosts a strata expert to cover a specific topic and respond to audience questions.

Nikki Jovicic Owner / Director

Liza came on board in early 2020 to bring some structure to LookUpStrata. She has a passion for processes, growth and education. This quickly resulted in the creation of The Strata Magazine released monthly in New South Wales and Queensland, and bi-monthly in Western Australia and Victoria. As of 2021, LookUpStrata now produce 33 state based online magazines a year.

Among other daily tasks, Liza is involved in scheduling and liaising with upcoming webinar presenters, sourcing responses to audience questions and assisting strata service professionals who are interested in growing their business.

Liza Jovicic Sales and Content Manager

Learn more here → https://www.lookupstrata.com.au/about-us/ You can contact us here → administration@lookupstrata.com.au

Contents

4 Capital works / maintenance plans: getting it right Sedgwick

6 MIMOR helps residents do things by the book MIMOR

8 Landlord Insurance vs Strata Insurance: What’s the difference?

22 Cars speeding on common property QIA Group

24 Can a small lot scheme be exempt from taking minutes?

Marietta Metzger, magixstrata

26 Thermographic Inspections: Learn how they can reduce the risk of building fires

Tyrone Shandiman, Strata Insurance Solutions

10 Restricting access to improve safety of residents Luke Downie, Realmark

28 Can the Council quorum be achieved with proxy votes?

Andrew Chambers, Chambers Franklyn

12 Making a statement in Strata Management Realmark

14 Abstaining from voting on a resolution without dissent Jamie Horner, Empire Estate Agents

16 Strata Titles (WA): cost-saving measures can cost more in the end Civic Legal

18

Metrowest Services

Is approval required before spending a budgeted amount?

Scott Bellerby, B Strata

20 Collecting all payments on time for the strata insurance renewal

Strata Management

30 Managing increasing repayments to cover the 10 year plan Michael Ferrier, EYEON Property Inspections

32 How does the new Community Title Legislation impact existing buildings?

Shane White, Strata Title Consult

34 Council run by majority owners ESM Strata Management

36 The power of community: CHU SCA (WA) 2022 convention SCA (WA)

38

The WA LookUpStrata Directory

Shelley Fitzgerald, Emerson Raine

Thanks to our sponsors

C A P I TA L W O R K S / M A I N T E N A N C E P L A N S :

getting it right An ongoing challenge in the residential and commercial property industry is the inadequate allowances in existing capital works budgets to address the replacement of critical services in buildings.

Requirements for an in-depth sinking fund is vital in the overall works, maintenance and longevity of strata assets.

The cost of repairs and replacement is dependent on the location, type and access restrictions. Current building defects and delays in undertaking capital works can potentially: •

Increase physical damage to the asset

•

Decrease the longevity on various building elements

•

And result to an increase in costs and raising of additional funds.

There are a number of considerations for implementing a 10 year capital works/maintenance plan:

NATIONAL CHANGES TO STRATA LEGISLATION/REGULATIONS require the implementation of a 10 year capital works/ maintenance plan for strata complexes to ensure upkeep, ongoing maintenance and overall longevity of strata assets in all states of Australia.

ACCURACY IN CAPTURING DATA ON ASSETS old school traditional desktop maintenance plans have limitations in collecting data on assets and their condition. Basing long term plans on old, historical

PROACTIVE MAINTENANCE,

and outdated information can often result in failure to

SERVICING AND MANAGEMENT

identify all assets and adequately financially plan for

of the physical building and mechanics of its assets is vital

the future.

to ensure the building will function well into the future.

Often failure to schedule regular maintenance and repairs

RISK OF ADDITIONAL FINANCIAL BURDENS shortfalls in generating appropriate funds for potential

may deteriorate the asset sooner. Initial upfront investment

large and more complex programs can be avoided

is important in ensuring the property and value of the asset

without the need for raising special levies or acquiring

is maintained.

strata loans.

COMPLEXITY IN BUDGETING AND FORECASTING

required to disclose large defect issues, maintenance

In large and complex strata plans and Building

items etc. This may impact policy terms or in some cases

Management Committee’s (e.g. mixed use commercial,

if insurance can be obtained. You may be required to

retail and/or residential lots) budgeting and forecasting

provide an accurate 10 year maintenance plan/sinking

the individual elements of the building requirements,

fund to your insurer in the future.

shared facilities and/or special features of an asset can often be overlooked or incorrectly accounted for.

IMPLEMENTATION AND EXECUTION OF PLANS focus is often put into planning and preparation, but

MITIGATING RISK

execution is fundamental when generating funds

Reducing physical risk, financial risk and liability for

for future repairs and maintenance. Often taking a

owners will ensure:

reactive approach can result in larger and more complex programs of work which in turn will cost

Build assets are sustained

significantly more.

Finances are kept in check The risk to health and safety of all those living on

NEXT STEPS

and/or attending site will be kept to a minimum

Sedgwick is experienced in strata and suggests owners

Minimising the flow on impacts on insurance and

review plans, complete maintenance, repairs and capital

property valuations.

work with a trusted partner to establish and regularly works programs in line with the 10 year maintenance plan. This will ensure your strata plan meets current

APPROPRIATE COVER In recent years obtaining strata insurance as a regulatory requirement has become more difficult. Owners are

requirements and is a valuable reference resource for the longevity of your strata asset.

BENEFITS OF IN-DEPTH 10 YEAR MAINTENANCE PLANS/SINKING FUNDS •

Avoid special levies to be raised for unforeseen works.

•

Long term reduction in maintained cost by addressing defects and maintenance related to works.

•

Reduced lability from injury.

•

Realistic risk assessment for insurers.

•

New owners can purchase with more confidence

•

Potentially increase in property value from maintaining the level of quality and function in aging buildings.

•

The owner has a realistic overview of future costs.

•

Capital works can be planned, packaged, and tendered to reduced costs.

•

Reduced annoyance with daily operation of the buildings.

For more information on our services, contact:

Edwina Feilen, Manager, Business Solutions

E. sales@au.sedgwick.com

P. 0424 750 900 E. edwina.feilen@au.sedgwick.com

MIMOR helps residents do things by the book

COMMON AREA BOOKING SYSTEM Strata apartment living brings with it many advantages: less maintenance, lower running costs and added security.

But higher density living can also have its downsides when it comes to sharing common amenities.

Anyone who has lived in an apartment complex knows only too well the disappointment of arriving at the gym or pool only to discover every other resident has had the exact same thought at the exact same time.

It’s a scenario that helped to inspire Australian entrepreneur Jake Sharp to create the MIMOR digital platform, an information and booking hub designed to overcome strata-living sticking points and create a more harmonious living environment.

MIMOR (Move In Move Out Register) is a one-stop shop acting as a central digital system for residents and building managers and service providers, comprising vital building information, moving processes, parcel management procedures, general announcements and real-time communications via email and SMS alerts.

MIMOR’s common area booking feature allows residents to choose the facility and time they wish to book, with the confirmation email outlining any rules that need to be complied with.

The booking feature can even be tailored to ensure compliance with health advice, with building managers able to nominate time intervals and the

maximum number of people allowed to use the facility for the allocated time. Time and number limitations can also be reset to reflect revised state or local government restrictions.

And for residents working from home and needing a quiet space and professional backdrop to impress for that important client presentation, the booking system can also be used for conference room facilities.

“Good neighbourly relations are always important, but even more so when you are living in close proximity and sharing the space with dozens or even hundreds of people,” Sharp said.

“An independent booking system provides opportunity for all and certainty for

info@mimor.com.au

mimor.com.au

residents and their guests, knowing they can turn up and enjoy use of the barbeque at their chosen time.”

MIMOR subscriptions are scalable, from three apartments to more than 500. The platform is being translated into 10 languages, with a mobile app version to launch soon.

“The latest data shows almost 10 per cent of the Australian population live in strata schemes. I created MIMOR to be inclusive of as many of those residents and owner corporations as possible,” Sharp said.

For more information, go to

mimor.com.au

Landlord Insurance vs Strata Insurance: What's the difference?

8 www.lookupstrata.com.au

Landlord lot owners in our small scheme make claims for damage caused by their tenants on our strata insurance. This has increased our premium. Shouldn’t they have landlord insurance?

Should a strata lot owner who rents out their lot have landlord insurance? I live in a 3 lot complex. The other 2 lots are rentals.

The landlord lot owners make claims for damage caused by their tenants on our strata insurance. This has increased our strata insurance premium.

This isn’t fair. They are collecting rent on their lots and should have seperate landlord insurance to cover damage caused by their tenants. It doesn’t seem reasonable that I should bear the increase in insurance premiums for their tenant’s damage.

Strata Insurance covers all items defined as building – it is not possible to get a separate landlords policy to cover building items that the strata policy covers.

Strata Insurance covers all items defined as building – it is not possible to get a separate landlord policy to cover building items that the strata policy covers, hence the reason legislation requires the strata corporation to have cover.

The basic principle is that if you pick the unit up and shake it, anything that falls out is lot owners’ contents/landlords + temporary flooring such as carpet, blinds & curtains, appliances that are not permanently attached.

Other permanent fixtures including but not limited to kitchen and bathroom cabinetry are covered by strata insurance subject to the policy terms, conditions & exclusions.

When you purchase in strata, you buy into the claims history of the complex – unfortunately the only way to avoid a shared claims history is not to own in strata at all.

Tyrone Shandiman | Strata Insurance Solutions tshandiman@iaa.net.au READ MORE HERE

9

Restricting access to improve safety of residents Due to a recent break-in, access via a fire door has been restricted, causing residents inconvenience. Can a COO impose such a restriction?

Recently, we had a break-in into our underground garage.

It looks like they gained access through the fire escape door on the street level and descended down the steps into the garage. They stole a number of items over 2 hours.

The door on the street is accessible by key. The lock on this door has been changed and the strata council have denied new keys to owners.

This is inconvenient as the access is next to the bin room so you would normally put your rubbish in the bin and then use the access door to descend into the garage. Now residents have to walk down the street and go in through the front door to the lift or open the garage gates to get to your vehicle. Can a COO impose such a restriction?

10 www.lookupstrata.com.au

It is reasonable for the council of owners to take steps to improve the security and safety of those in the building.

Your question mentions that the door in question is a fire door. I will assume that the mechanism for the opening of the door from the inside has not changed from a fire safety perspective.

All lot owners are equally entitled to the use and enjoyment of common property unless the strata company by-laws provide otherwise (including an exclusive use by-law).

Based on the information at hand, I will exclude the idea of restricting access to common property and assume there is access to common property but the exclusion of the use of this door provides inconvenience as appose to restricting access.

Section 91 of the STA1985 provides for the general duty of a Strata Company. Part of the reasonability of your council of owners is to ensure the Strata Company meets its

obligations under section 91.

Section 91 (1)(b) requires that the Strata Company controls and manages the common property for the benefit of all the owners of lots.

Building security is a risk for consideration for any Strata Company and its council of owners.

Often councils must make tough decisions in order to do what they can to protect the security of those in the building. Given the circumstances provided, my opinion is that it would be a reasonable step for the council of owners to take in restricting who has external access to the door in question if they believe doing so would improve the security and safety of those in the building, provided that by doing so they are not restricting lot owner access to any area of common property that is not subject to by-law restriction in relation to use.

Luke Downie | Realmark ldownie@realmark.com.au READ MORE HERE

11

Realmark has been engaged in Strata since it’s inception 33 years ago, however under the stewardship of Luke Downie and support of COO Justin Baker, the division has been reimaging during challenging times.

The major industry reform in 2020 had huge ramifications, not only for strata managers but for developers, owners and industry bodies, many of which are still being felt two years later.

Like many strata managers, Luke started his strata career as a Council of Owners member when he purchased his own strata property. A desire to do more and contribute to his strata community led him to discover what course options were available to formally take on a role as Strata Manager.

“At the time there was very little available other than a module within the Property Management course at TAFE,” Luke said.

“With higher expectations on strata owners and Council Members, more education options have become available and I foresee an increase in the professionalisation of Strata Management, alongside greater education options.”

Luke brings over 25 years’ experience to his role, and in partnership with the leadership team has embraced change and technology across the organisation, whilst maintaining the elements of human connection and a highly personalised experience.

It’s about creating a better result for the prosperity of strata owners.

During Luke’s tenure he has witnessed enormous change and evolution in the industry.

“The two areas I’ve seen change the most are communication and technology”, Luke said. “A decade ago, Strata Managers were only attending to emails a couple of hours per week – now, it is the bulk of their role and takes up a huge amount of time.”

Luke also sees portfolio structure as being critical to a Strata Manager’s ability to maintain a high level of service to clients.

“Alongside the increasing communication demands, WA’s strata management fees have remained quite low compared to the east coast, and therefore strata managers have large portfolios to ensure profitability can be maintained,” Luke said.

“We anticipate this segment of the real estate profession will continue to grow and thrive in WA as urban infill leads to more apartment living, so it is important we recognise and celebrate those leading the way in this specialty.”

These changing demands coupled with the industry reform have resulted in Strata Managers needing to be far more skilled across a number of critical areas, such as financial proficiency, project management and legal understanding to name a few.

Luke Downie and Justin Baker following Luke winning REIWA’s 2022 Strata Manager of the Year Award.

Realmark Strata is the proud recipient of this inaugural award. For Luke and all the Team at Realmark, this award recognised the Team’s willingness to adapt and embrace the transitional nature of Strata Management that continues to emerge and evolve.

Realmark Strata at the annual Professional Development Team Conference, 2022.

“Strata managers now need to be all-rounders,” Luke adds. “A decade or two ago they were akin to administration managers – now the stakes are far higher, and education and strong relationships with subject matter experts is critical.”

In reflection of this, REIWA have thrown their considerable industry weight behind the reform and have chosen to recognise strata for the first time this year, with their Excellence Award.

REIWA Chief Executive Officer Cath Hart recently mentioned that strata is an important component of the WA real estate industry and the Institute is delighted to be able to formally recognise its importance at the Awards for Excellence.

“Our strata network has over 140 members who do vital community work to ensure strata properties are well managed and run smoothly,” Ms Hart said.

So what’s next, after such a dynamic period?

Looking to the future, Luke foresees two major changes coming to the industry over the next 5 years.

“I predict the utilisation of technology will continue to increase, for managers to streamline processes and communication, and increase service levels.”

“We’re currently bringing in talent from the east coast to ensure we can continue to provide outstanding service for our clients, which gives us the opportunity to utilise their experience in legislative change to prepare for likely future change in WA,” Luke said.

Contact: Luke Downie, Realmark Strata Phone: 0479 095 889 or 9328 0999 Email: ldownie@realmark.com.au Website: https://www.realmark.com.au/strata-management Connect With Realmark Strata on social

About Realmark Strata Realmark’s clear commitment to managing strata properties is well beyond the everyday practicalities and compliance of property management.With our years of local in-depth experience with both commercial and residential complexes, we’re also well sought-after by developers and owners for our insights into the future requirements of their project after the registration of their strata plans. Luke Downie is an astute and experienced commentator on the property market and strata management.

Featured in many publications, Luke regularly contributes property opinion pieces and advice.

Abstaining from voting on a resolution without dissent

A

Q

Can an owner abstain from voting on an issue listed on the AGM Agenda as requiring ‘Resolution without Dissent’?

How is this done? Can an owner just be absent from the meeting?

An Owner can choose to abstain on an Annual General Meeting agenda item or not attend the meeting.

Yes, an owner can choose to abstain on an Annual General Meeting agenda item or not attend the meeting. It means they are choosing to not vote on the proposed item. The options for an owner are a yes, no or abstain vote.

If an owner chooses to be absent or abstains from a Resolution without dissent vote it can 14 www.lookupstrata.com.au

still pass as a Resolution without dissent, however, the motion will not pass if a ‘no vote’ is cast. Section 123 notes that it will pass provided a minimum of 14 days’ notice is provided of the proposed resolution before voting, and no vote is cast against the resolution. Therefore a abstain vote has no impact on a resolution without dissent.

Section 120 also notes that in regards to voting periods, for a resolution without dissent there is an additional period of voting that must be taken into account. The period for voting must be in writing within 28 days after the meeting (unless the regulations specify otherwise), this means that an Owner in the scheme can also choose to cast a vote 28 days after the meeting.

Jamie Horner | Empire Estate Agents JHorner@empireestateagents.com

15 15

Strata Titles (WA): cost-saving measures can cost more in the end August 2022

By-laws drafted subjectively are by-laws drafted with less thought or expertise behind them. Those in turn are likely to be the result of less professional time and are probably cheaper to obtain. The deficiencies of poorly drafted bylaws may not be detected till years later when they are challenged.

The cost of resolving the consequent dispute is invariably going to be much higher than the cost of investing in welldrafted by-laws in the first place.

Image: hidesy/Shutterstock

Strata disputes can arise for a number of reasons. This article looks at how an over-emphasis on cost saving can lead to increased costs and sources of conflict down the line.

Saving costs on by-laws If by-laws are not sufficiently clear, this can lead to conflict.

Here are a couple of examples of by-laws that illustrate this point: Example one: ‘No owner or occupier will store any items on private balconies above the height of the balcony wall.’

Example two: ‘Every owner occupier or visitor shall ensure that doors and windows are closed quietly and not slam them shut.’

Example one is open to a dispute over a lamp or flowerpot stand that stands on the floor of the balcony but is visible above the balcony wall.

Example two is open to a dispute as to what amounts to ‘quietly’.

© Civic Legal 2022

Saving costs on strata managers Another area to consider is in the engagement of strata managers.

It may be tempting to select the cheapest option. The cheapest option of all is of course to not appoint a professional strata manager.

It might seem like a good way to save money to have the council of owners manage the strata company themselves.

The strata complex is then managed by a volunteer lot owner whose best qualification for the job might be that they have more free time than the others! However, we have seen disputes escalate in the hands of volunteer strata managers. Such escalation can arise because of a lack of skill on the part of the volunteer. They can give rise to opinions that there is a lack of skill, or a bias on the part of the volunteer.

Differences of opinion can get entrenched. That can prolong a dispute and of course, the longer the dispute, the more cost is involved.

One example we have seen is where the volunteer strata manager had weak communication skills. That resulted in misunderstandings that then entrenched the differences between the parties. That dispute ultimately needed lawyers to intervene and help with resolution.

www.civiclegal.com.au

Budgeting

Conclusion

Some councils of owners seek the lowest cost options when making decisions that result in the budget. Yet, as with anything in private and working lives, the cheapest option can often not be the best quality option.

When making decisions for the strata complex, councils of owners should exercise due diligence and make sure that cost saving is not the main or only motivator.

One example we have seen involved a roof plumber who was engaged to deliver a limited service on the gutters. This resulted in a couple of the lots suffering water damage from overflowing gutters. The consequence was substantial cost to rectify the damage and to manage the dispute between the lot owners and the strata company.

‘Make sure that cost saving is not the main or only motivator.’

The budget can also be a source of tension where different lot owners have different priorities.

For example, lot owners who are absent landlords may prefer to save on maintenance costs, in order to achieve a better return on their investment. However, lot owners living in the same complex may prefer to spend a bit more because they want to make the common property look nicer.

The same story applies here. An absent landlord may think that they are benefitting from cost-saving measures.

However, the problem with saving costs on maintenance plans is that in the long run, this can have a negative impact on the value of the investment.

Contact Anthony Quahe | Managing Principal T 08 9200 4900 E aquahe@civiclegal.com.au

Disclaimer: This publication contains references to and general summaries of the relevant law and does not constitute legal advice. The law may change and circumstances may differ from reader to reader. Therefore, you should seek legal advice for your specific circumstances. The law referred to in this publication is understood by Civic Legal as of publication date.

© Civic Legal 2022

www.civiclegal.com.au

Is approval required before spending a budgeted amount?

18 www.lookupstrata.com.au

If the approved budget has a line item for building repairs and maintenance of $10,000, can the COO spend this amount on any building repairs without specifically seeking approval from the Strata Company?

If the approved budget has a line item for building repairs and maintenance of $10,000, can the Council of Owners spend the $10,000 on any building repairs that they agree are required? Does this decision need to be specifically approved by the Strata Company?

Also, does approval for spending within this budget need to be approved by all Council of Owner members or can the Treasurer approve any expenditure within the budget?

This is the target spend that the Council needs to try and stay within. The Council can then approve items to be repaired.

If the strata company approves a budget line item of $10k for repairs and maintenance, then this is the target spend that the Council needs to try and stay within. The Council, by simple majority, can then approve items to be repaired.

The Treasurer does not have authority, to approve repairs in isolation from the rest of the Councillors.

Scott Bellerby B Strata | scott.bellerby@bstratawa.com.au READ MORE HERE

19

Collecting all payments on time for the strata insurance renewal

Advise all owners that, in future, all payments will be required 2 days prior to the policy expiry date.

The Strata Company (all owners) have an obligation under the legislation to insure for full replacement value of the complex. As a voluntary manager you are only trying to ensure the Strata Company meets it’s obligations.

In our small strata scheme, every year when the strata insurance premium is due, we have difficulty collecting payment from all owners. Do you have any tips on how to do this? Will the insurance company take part payment?

I’m the voluntary strata manager for a small unit complex in Perth. I’ve been in this role for 15 years and dislike it immensely, but I am the only one who will take on the role.

Every year when the strata insurance premium is due, I have immense difficulty securing payment of their portion from two of the owners.

We always end up OK by the due date, but I hate the anxiety associated with chasing up the money.

Is there an easier way? I’ve played the “I’ll quit if you don’t make your payment on time” card a couple of times.

Do strata insurance companies accept partial payments if some unit owners are tardy in meeting their obligation?

20 www.lookupstrata.com.au

Some insurers, especially if you have a history with them, will allow a 28 day extension on the policy. If the due date is an issue, this may provide you with the confidence that the policy will be paid regardless and takes the onus off you as a volunteer to ensure the funds are received on time. It would be worth asking your insurers if they would allow this. Even 14 days would take the pressure off. This information does not need to be advised to all owners as this is an extension and is only there if required.

In relation to dealing with the other owners, it may be worth advising them that, in future, all payments will be required 2 days prior to the expiry date. On the day prior to the insurance renewal date, you will be providing the insurer with the instructions to place the policy to ensure it is in place prior to expiry. This will hopefully ensure the owners have their money to you in advance.

The insurers will not normally accept partial payments – they will insure to the limit that the funds will allow and this may leave the Strata Company under insured.

Shelley Fitzgerald Emerson Raine | shelley@emersonraine.com.au READ MORE HERE

When you finance your strata project with Lannock, you are dealing with the industry experts.

Having operated for nearly 20 years, our friendly team have the knowledge and experience to deliver the funds you require.

We finance capital works for owner corporations and body corporates around Australia including repairs, renovations, cladding rectification, defect rectification, strata asset renewal, professional services, litigation and re-development.

21

Cars speeding on common property Q

What is the council of owner’s duty of care with respect to ensuring the physical safety of owners on common property – particularly with cars speeding on common property?

What is the council of owner’s duty of care with respect to ensuring the physical safety of owners on common property? I’m concerned about lot owners and their visitors speeding on our common driveway, past private driveways which have very limited visibility in either direction and which put those owners at high risk of serious, if not fatal, motor vehicle accidents.

We have a speed limit on the common driveway and have installed speed humps, but many drivers ignore the speed limit, thus endangering other lot owners.

Is this a WHS issue? What can I, as a lot owner, do about this issue and what should the council of owners be doing to mitigate the risk?

A

In safety there’s no legislating for stupidity.

Very broadly, if you’re a residential strata company you are not generally going to fall under the WHS legislation. This situation is very common and one of the solutions we commonly suggest is to put up traffic mirrors to try and help mitigate the risks so people can see others coming.

22 www.lookupstrata.com.au

If you introduce speed humps and signage, or a combination of both, you’re doing as much as you possibly can. In addition, if you have a notice board, or if your counsel is quite active, you can put bulletins out every now and again asking residents to ‘Please do slow down. This is a shared access way’.

Unfortunately, what they say in safety is that there’s no legislating for stupidity. You just can’t stop people doing things, and particularly in a strata company where there’s no hierarchy.

So if you’re in a standard business, there will be a person that’s the boss, and then they have subordinates, and there’s a chain of command. You can say to an employee of yours, ‘Do this, don’t do that’. This doesn’t work in strata company, unfortunately.

Tenants are dealt with via the property manager. The council writes to the property manager to ask the tenant, who lives right next door, to do something, because people might get offended if you talk directly to the tenant.

So it becomes quite difficult that way.

Do everything you can to mitigate the risks that are associated with the situation.

Unfortunately, there’s nothing under the Work Health Safety Act that will help in this situation.

Unfortunately, you can’t go to WorkSafe WA and say ‘Fine these people’.

QIA Group info@qiagroup.com.au READ MORE HERE

23

Can a small lot scheme be exempt from taking minutes?

Q

We have a bylaw from several years ago stating minutes do not have to be taken at meetings.

In our strata scheme, we have 4 strata title units. Is it legal to take no minutes considering we are required to have an AGM?

A

Scheme bylaws for a 3, 4 or 5 lot scheme may exempt the strata company from a designated function, however, we do recommend that AGM minutes are being kept.

Section 140 (2) of the Strata Titles Act 1985 as amended states that scheme bylaws for a 3, 4 or 5 lot scheme may exempt the strata company from a designated function.

Section 140 (4) of the Strata Titles Act 1985 as amended then stipulates what a 24 www.lookupstrata.com.au

designated function is and it goes on to say that – apart from other functions – the keeping of Minutes of meetings can be exempt.

The former version of the Strata Titles Act did also allow a 3, 4 or 5 lot scheme to be exempted from certain provisions under the Act including the keeping of minutes of meetings and books of accounts. However, the previous Standard Bylaws 11 to 15 in relation to General Meetings, Proceedings at general meetings, moving motions and voting procedure have all been deleted by the amended Strata Titles Act and provisions have been included now into the Strata Titles Act 1985 as amended 2018.

If the strata scheme of this 4 lots scheme has a bylaw registered under the former Act which exempts the strata company not to keep minutes of meetings (and most likely the standard bylaws in relation to General Meetings have been repealed at the same time – if not, then they have been deleted by the amended Strata Titles Act ), it really now only exempts it from keeping

minutes as Section 127 requires a Strata Company to hold an Annual General Meeting.

Obviously, in order to provide evidence that the Strata Company has complied with Section 127 of the Strata Titles Act 1985 as amended 2018, we do recommend that minutes are being kept of those Annual General Meetings, even if the minutes in short state the date, time, who attended and the business transacted or any other form of evidence that the legal requirements have been met.

We recommend that the Strata Company seeks further legal advice in having their bylaws consolidated which would eradicate any doubt about the bylaws and the requirements under the Strata Titles Act in relation to conducting meetings and keeping minutes.

Marietta Metzger | magixstrata marietta@magixstrata.com.au READ MORE HERE

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1300 HIGGINS www.higgins.com.au

THERMOGRAPHIC INSPECTIONS Learn How They Can Reduce The Risk of Building Fires

Implement a regular preventative maintenance plan to continually assess the condition of equipment and prevent major issues In this article I will share insights on how thermographic scanning can detect early problems and through preventative maintenance, prevent catastrophic events.

To show you the relevance and how these concepts can be applied in real life, I am going to run through an actual case study of a fault identified through a thermographic inspection which prevented a potential fire and critical power failure.

I hope you enjoy reading this article and if you have any questions don’t hesitate to contact us!

Fraser MacDougall Asset Maintenance Manager Metrowest Services

What makes an effective Thermographic Inspection?

Multiple studies by the ABS and the NSW fire brigade have found that for residential dwellings approximately 15% of fires are created by electrical faults or failures.

The evidence also suggests that for offices and high-rise buildings this figure is likely to be much higher.

In many cases these are created by poor electrical connections or short circuit faults, which can be caused by a multitude of factors such as: • Age and general deterioration over time • Vibration • Thermal expansion and contraction • Poor quality installation or tradesmanship • Incorrect equipment choice • Faulty equipment When these types of fault occur, they result in generation of heat and as the fault condition deteriorates, the heat generated increases.

The implementation of thermographic inspection as part of preventative maintenance of electrical systems has the potential to protect against catastrophic equipment failure and unscheduled downtime.

A KNOWLEDGEABLE THERMOGRAPHER Recommended: • Category 1 - technicians carrying out inspections • Category 2 - overseeing supervisor * Check your individual insurance requirements

KNOWLEDGE OF ELECTRICAL SYSTEMS • Knowledge and familiarity of the systems and equipment • Site conditions • Understanding the physics behind infrared radiation and thermography

ENSURING QUALITY EQUIPMENT The better-quality the camera, the easier it is to identify fault situations when in the hands of a knowledgeable thermographer.

INSPECTION FREQUENCY Recommended Annually

Case Study Investigation of client’s electrical system after a fire alarm

Thermal representation of the switchboards on the left & right respectively.

These images look similar, with almost identical maximum temperatures in both cases at 46 and 48 degrees respectively, which is within normal operating temperatures for all components shown.

Can you tell which switchboard is a fire waiting to happen?

Thermographers look for temperature differences and patterns that tell them a story about the performance of the equipment We can see that at two different spots, over a short distance of the cable, there is an approximate 8-degree temperature difference.

Potential issues at the connection on the other end of the cable.

Read the case study showing the application of technologies and principles to prevent a potential fire.

Why Metrowest Services?

Thermal imaging is not simply a matter of pointing an infrared camera at an object and displaying the resulting images in a report.

+ Further inspection along the cable revealed extremely high temperatures in excess of 150°C These temperatures are well beyond the safe operating temperature of the cable and equipment and posed a potential fire risk.

Metrowest technicians are registered electricians, and TCAT 1 and TCAT2 certified to meet insurance and compliance requirements for thermographic inspections.

CONTACT US Office Phone : 08 9416 0666 Email : info@metrowest.com.au The fuse holder had begun to melt and become brittle, and was likely to completely fail and potentially combust at any moment.

Read more about this case study at metrowest.com.au/services/

Can the Council quorum be achieved with proxy votes?

28 www.lookupstrata.com.au

We have 7 members of council. At a recent AGM, only 3 members attended with proxies to make up quorum.

I am concerned about the lack of governance with limited numbers making decisions.

At our AGM, it was voted to have 7 members of council. My understanding is that we then need a quorum of 4. At the last council meeting, only three council members were present in person but they all had proxies of the other members to make up a quorum.

Can they do this?

My issue is that only 3 council members were present in person and making decisions. I am concerned about the lack of governance as we have a major project happening in our building.

Quorum can be achieved by representation (in person or by proxy) of four members of their Council, even if only three members physically attend.

Your correspondent is correct. Quorum can be achieved by representation (in person or by proxy) of four members of their Council, even if only three members physically attend, providing that at least one of the physical attendees holds a written proxy from another absent Council member.

In relation to governance, it should be noted that any Council decisions are still subject to restrictions that may have been defined under the provisions of the Strata Titles Act 1985 Schedule 1 By-law 4 (1), as well as all other parts of the Act. The relevant sections of the Strata Titles Act 1985 that apply to this scenario are the rest of Schedule 1 By-law 4; and Schedule 1 By-law 8.

Andrew Chambers Chambers Franklyn Strata Management andrew@chambersfranklyn.com.au READ MORE HERE

Looking for a Trusted and Professional Strata Manager?

OVER 28 YEARS OF INDUSTRY EXPERIENCE AND EXPERTISE 100% WA OWNED AND OPERATED FAMILY BUSINESS FAST AND EFFECTIVE MAINTENANCE NETWORK STRATA COMMUNITY ASSOCIATION ACCREDITED STRATA MANAGERS For an obligation free quote and proposal please contact Alex Burnett at Chambers Franklyn P 9440 6222 E strata@chambersfranklyn.com.au W www.chambersfranklyn.com.au

C h a m b e r s F r a n k ly n STRATA MANAGEMENT

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Managing increasing repayments to cover the 10 year plan

With the implementation of the 10 year maintenance plan, how can owners manage increasing repayments to manage both levy requirements?

In WA, the 10 year plan has been introduced. Levies for the 10 year plan can be as much as $1,000 per unit per year in addition to the quarterly levies.

Our quarterly levies need to be increased for CPI as they have not been increased since 2018. How can owners manage increasing repayments to make both levy requirements?

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Even though the increase in levies is hitting your personal budget now, they are contributing to saving for major maintenance further down the line.

In WA, where the 10 year plan is a newer requirement, it can seem that all of a sudden you’ve got to pay much higher costs on an ongoing basis for your apartment. Remember that those levies are part of a savings plan. Even though they are hitting your personal budget every quarter now, they are contributing to saving for major maintenance further down the line.

You’re much more conscious of it.

It’s something you have to get used to over time. I know it can be difficult when it’s a big additional amount to factor into your personal budget, but it will make a big difference to the building over time if you have those funds available.

Michael Ferrier | Eyeon Property Inspections michael.ferrier@eyeon.com.au READ MORE HERE

In the past, you may have been paying the odd special levy or an additional levy to pay for repairs and you haven’t really thought about that as much as when it’s coming out on a quarterly basis.

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How does the new Community Title Legislation impact existing buildings?

How does the new WA Community Title Legislation impact existing strata schemes? Most of the information coming out seems to be aimed at land developers.

Is the new WA Community Title Legislation applicable to existing strata schemes? Most of the information coming out seems to be aimed at land developers.

Will existing multi use strata scheme buildings, with constant in-fighting over management/ common areas/cost allocations, etc. be able to adopt the community title format to try and offset some tension?

If so, what consequences might be anticipated in doing so, and would this entail the winding up of the strata scheme to facilitate a community title scheme?

Otherwise is there a better way, under the existing strata legislation, to tackle these issues?

The Community Title Legislation will have no impact on any existing strata scheme as it is for new developments.

The Community Title Legislation will have no impact on any existing strata scheme as it is for new developments.

Old strata schemes wanting to “swap over” to CTS would first need to Terminate their existing strata scheme.

This poses a whole raft of unique problems as far as the existing encumbrances on each Title in the scheme.

I would imagine that dealing with everyone’s Mortgagee or any Caveats or Leases that may have been registered will increase the degree of difficulty immensely.

Unfortunately, while the new CTS may offer what appears to be a greener pasture, there will always remain the problem of different opinions and egos, no matter which Act you are governed under.

Shane White | Strata Title Consult shane.white@stratatitleconsult.com.au 32 www.lookupstrata.com.au

READ MORE HERE

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Council run by majority owners We own a lot in a small strata of 9 units where 6 lots are owned by one family. They run the council and we get outvoted on every motion. They are in arrears, but have just voted against debt recovery. What do we do?

We own a lot in a small strata of 9 units where 6 lots are owned by one family.

We would happily go on the Council of Owners.

Our strata council voted for only 3 members to be on the council – all members of the one family. We get outvoted on every motion and cannot get a place on the council as the family members vote against us every time. It is an extremely difficult situation as we are unable to do anything about the strata.

There are several irregularities in the budget and expenditure which we cannot get access to as the council just passes the budget and council minutes each meeting. They are all in arrears on all units except one but have just voted against the motion regarding debt recovery.

We feel as though we are paying all the money for the strata to run. What can we do?

34 www.lookupstrata.com.au

Firstly, determine if the process of appointing the Council of the Strata Company was valid.

I’m wondering if you have a Strata Manager assisting with your scheme. They would be best placed to guide you in these matters.

Firstly, we need to determine if the process of appointing the Council of the Strata Company was valid.

Section 132(2) of the Strata Titles Act 1985 states; a person is not entitled to move a motion at a general meeting or to nominate a candidate for election as a member of the council unless the person is entitled to vote on the motion or at the election.

Section 120(2) states; the owner of a lot is not entitled to cast the vote attached to the lot if there is an outstanding amount recoverable under this Act owed to the strata company by the owner of the lot.

Therefore, if all but one owner of the 6 lots mentioned was financial at the meeting, they would be the only person able to nominate a candidate to be put up for election to the Council.

It sounds like the motion on notice was to have 3 members on the Council. There is the provision for an owner to make an amendment to the motion on notice to change this number – unless there’s a bylaw stating that there can only be 3.

If more than 3 are nominated for Council, a ballot must be held. The 3 owners who received the most votes, would then form the Council.

Here is an opportunity for the other 3 owners to gain a place on the Council.

As an owner you are entitled to view the books and records of the Strata Company under a Section 107 application. Any questions you have about the budget and expenditure should be placed in writing to the Secretary of the Council, so they investigate and provide a response to you.

If you feel that the Council has not carried out their duties for the benefit of all owners, it may be prudent to obtain independent legal advice.

Should there be substantive evidence that the Council is not conducting themselves in accordance with the Act and Regulations, you then have the avenue to have the matter heard by the State Administrative Tribunal.

ESM Strata Team | ESM Strata esm.support@esmstrata.com.au READ MORE HERE

Ultimately, further to the amendments to the Act, greater accountability has been placed on Councillors. Please refer to Section 137.

2. A person to whom this section applies — a. must at all times act honestly, with loyalty and in good faith in the performance of functions as a member of the council or an officer of the strata company; and b. must at all times exercise the degree of care and diligence in the performance of those functions that a reasonable person in the person’s position and the circumstances of the strata company would reasonably be expected to exercise; and c. must not make improper use of the person’s position — i. to gain, directly or indirectly, an advantage for the person or any other person; or ii. to cause detriment to the strata company.

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36 www.lookupstrata.com.au

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ANTENNAS Install My Antenna

Professional TV Antenna Service For You Today P: 1300 800 123 W: https://www.installmyantenna.com.au/ E: info@installmyantenna.com.au

EDUCATION & TRAINING LookUpStrata

Australia’s Strata Title Information Site W: https://www.lookupstrata.com.au/ E: administration@lookupstrata.com.au

STRATATAC

Strata Training and Consulting P: 0428 970 067 W: https://www.stratatac.com.au/ E: strata@stratatac.com.au

Your Strata Property

Demystifying the legal complexities of apartment living P: 02 8262 6100 W: https://www.yourstrataproperty.com.au/ E: amanda@yourstrataproperty.com.au

Strata Community Association

P: (08) 9381 7084 W: https://www.wa.strata.community/ E: admin@strata.community

INTERNET & SOLUTIONS Spirit Technology Solutions Do IT with Spirit P: 1800 774 748 W: https://www.spirit.com.au/ E: developers@spirit.com.au

SUSTAINABILITY & ENERGY The Green Guys Group

Australia’s Leading Energy Saving Partner P: 1300 511 875 W: http://greenguys.com.au/ E: sean@greenguys.com.au

Arena Energy Consulting Pty Ltd

Independent Embedded Network Consulting Services P: 0452 411 247 W: https://www.arenaenergyconsulting.com.au/ E: joseph@arenaenergyconsulting.com.au

PRINT YOUR DIRECTORY HERE

SOFTWARE Mimor

Connecting People – Creating Communities P: 0414 228 644 W: https://www.mimor.com.au/ E: info@mimor.com.au

Stratabox

Building Confidence P: 1300 651 506 W: https://stratabox.com.au/ E: contact@stratabox.com.au

StrataMax

Streamlining strata P: 1800 656 368 W: https://www.stratamax.com/ E: info@stratamax.com

MYBOS

Building Management - Residential & FM Schemes P: 1300 912 386 W: https://www.mybos.com.au/ E: sam@mybos.com.au

Strata Vault

Securely share documents with third parties P: 1300 0 VAULT (82858) W: https://www.stratavaults.com/ E: julie@thestratavault.com

Urbanise

Automate your workload to increase efficiency P: 1300 832 852 W: https://www.urbanise.com/ E: marketing@urbanise.com

ResVu PTY LTD

Customer Service Software for Strata P: 08 747 789 91 W: https://resvu.com.au/ E: enquiries@resvu.com.au

ACCOUNTANTS Tinworth & Co

Chartered Accountant & Strata Auditors P: 0499 025 069 W: https://www.tinworthaccountants.com.au/ E: caren.chen@tinworth.com

Matthew Faulkner Accountancy

Strata Auditing specialists P: 0438 116 374 W: https://www.mattfaulkner.accountants/ 39 E: matt@mattfaulkner.accountants

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BUILDING ENGINEERS & INSPECTORS QIA Group

Compliance Made Easy P: 1300 309 201 W: https://www.qiagroup.com.au/ E: info@qiagroup.com.au

Budget Vals

Built For Strata P: 1300 148 150 W: https://www.budgetvals.com.au/ E: reports@budgetvals.com.au

Solutions in Engineering

Quality Reports On Time, Every Time!

P: 1300 136 036 W: http://www.solutionsinengineering.com/ E: enquiry@solutionsinengineering.com

Sedgwick

Building Consultancy Division & Repair Solutions W: https://www.sedgwick.com/solutions/global/au E: info@au.sedgwick.com

Leary & Partners

Quantity surveying services since 1977 P: 1800 808 991 W: https://www.leary.com.au/ E: enquiries@leary.com.au

Mabi Services

Valuations, Maintenance Plans, Asbestos P: 1300 762 295 W: https://www.mabi.com.au/ E: info@mabi.com.au

HFM Asset Management Pty Ltd Building Efficiency P: 1300 021 420 W: https://www.hfmassets.com.au/ E: info@hfmassets.com.au

Quality Building Management

keeping your buildings legally compliant and safe P: 1300 880 466 W: https://qbm.com.au/ E: qbm@qbm.com.au

Independent Inspections

Sinking Fund Forecast, Insurance Valuations, OHS P: 1300 857 149 W: https://www.iigi.com.au/ E: admin@iigi.com.au

Reserve Fund Plans

Strata Compliance Reports and Valuation P: 1300 551 830 W: https://www.rfplans.com.au/ E: rfplans@rfplans.com.au

Voltin

10,000 Safer Cities P: 1800 865 846 W: https://www.voltin.com.au/ E: accounts@voltin.com.au

GQS

Quantity Surveyors & Building Consultants P: 1300 290 235 W: https://gqs.com.au/ E: info@gqs.com.au

PARKING Delineation Line Marking

Perth’s Line Marking Service P: 0497 314 758 W: https://delineationlinemarking.com/ E: Geoff@delineationlinemarking.com

FACILITY MANAGEMENT LUNA

Building and Facilities Manager P: 1800 00 LUNA (5862) W: https://www.luna.management/ E: info@luna.management

FRANCHISERS Network Pacific Strata Franchise

Join our successful team P: 1300 800 123 W: www.networkpacificstratafranchise.com.au/ E: networkpacific@franchisedevelopments.com.au

MARKETING Marketing for Strata

Building Brand Authority & Thought Leadership P: 61 425 232 394 W: https://www.marketingforbusiness.com.au/ E: janette@marketingforbusiness.com.au

Ki Creative Design

Purposeful Design Solutions P: 0451 541 006 E: kiara.mcilroy@gmail.com

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INSURANCE

STRATA LAWYERS

Strata Insurance Solutions

Civic Legal

PSC Property Lync Insurance Brokers

Bugden Allen Graham Lawyers

The Lync to Safer Strata P: 1300 127 503 W: http://www.lyncinsure.com.au/ E: info@lyncinsure.com.au

Specialising in property development & strata law P: 02 9199 1055 W: http://www.bugdenallenlawyers.com.au/ E: info@bugdenallenlawyers.com.au

Whitbread Insurance Brokers

Grace Lawyers

CHU Underwriting Agencies Pty Ltd

RC & CO Lawyers

Protecting owner assets is who we are P: 1300 554 165 W: https://www.stratainsurancesolutions.com.au/ E: info@stratainsurancesolutions.com.au

Empower Your Vision P: 1300 424 627 W: https://www.whitbread.com.au/ E: info@whitbread.com.au

Specialist Strata Insurance Underwriting Agency P: 1800 022 444 W: https://www.chu.com.au/ E: info_nsw@chu.com.au

Strata Community Insurance

Protection for your strata property. And you.

P: 1300 724 678 W: https://www.stratacommunityinsure.com.au E: myenquiry@scinsure.com.au

Flex Insurance

Your Cover Your Choice P: 1300 201 021 W: https://www.flexinsurance.com.au/ E: info@flexinsurance.com.au

Driscoll Strata Consulting

Knowledge | Experience | Service P: 0402 342 034 W: https://driscollstrataconsulting.com.au/ E: enquiries@driscollstrataconsulting.com.au

LIFTS & ELEVATORS Innovative Lift Consulting Pty Ltd

Australia’s Vertical Transportation Consultants P: 0417 784 245 W: https://www.ilcpl.com.au/ E: bfulcher@ilcpl.com.au

Bringing Clarity to Complexity P: 08 9200 4900 W: http://www.civiclegal.com.au/ E: admin@civiclegal.com.au

Know. Act. Resolve.

P: 02 9284 2700 W: https://gracelawyers.com.au/ E: enquiries@gracelawyers.com.au Effective, resource, clear.

P: 1300 072 626 W: https://www.rccolawyers.com/ E: assistant@rccolawyers.com

STRATA LOAN PROFESSIONALS StrataLoans

The Experts in Strata Finance P: 1300 785 045 W: https://www.strata-loans.com/ E: info@strata-loans.com

Lannock Strata Finance

The Leading Strata Finance Specialist P: 1300 851 585 W: https://lannock.com.au/ E: strata@lannock.com.au

STRATA REPORTS EYEON Property Inspections

Buy and Sell with More Confidence P: 1300 798 274 W: https://www.eyeon.com.au/ E: info@eyeon.com.au

Covid19 Plans

Covid19 Safety Plans for Strata P: 1300 828 344 W: https://covid19plans.com.au/ E: plans@covidplans.com.au

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STRATA MANAGEMENT Abode Strata Management

For People in WA Who Value their Property Investment

P: 08 9368 2221 W: http://www.abodestrata.com.au/ E: jordan@abodestrata.com.au

Strata Property WA

We believe that our best asset, is yours P: 08 9370 5339 W: https://stratapropertywa.com.au/ E: office@stratapropertywa.com.au

Chambers Franklyn Strata Management

Providing professional Strata Management services P: 08 9440 6222 W: https://chambersfranklyn.com.au/ E: strata@chambersfranklyn.com.au

Empire Estate Agents

Everyday Heroes...Going Beyond P: 08 9262 0400 W: https://www.empireestateagents.com/ E: jhorner@empireestateagents.com

ESM Strata

WA’s Largest Dedicated Strata Management Company

P: 08 9362 1166 W: https://esmstrata.com.au/ E: support@esmstrata.com.au

Oakfield

Experts in Strata P: 08 6355 5225 W: https://oakfield.com.au/ E: admin@oakfield.com.au

B Strata

Best People. Best Systems. Best Practices.

P: 08 9382 7700 W: https://www.bstratawa.com.au/ E: admin@bstratawa.com.au

magixstrata

We listen!

P: 08 6559 7498 W: https://www.magixstrata.com.au/ E: info@magixstrata.com.au

Southern Strata Services

Strata Management Services in Western Australia P: 08 9478 6881 W: https://www.southernstrataservices.com.au/ E: admin@southernstrataservice.com.au

Realmark Strata

Creating better result for strata.

P: 9328 0909 W: https://www.realmark.com.au/strata-management E: strata@realmark.com.au

CLEANING Actualised Industries

A breath of fresh air P: 1300 728 760 W: https://www.actualisedindustries.com.au/ E: admin@actualisedindustries.com.au

CLOTHESLINES Lifestyle Clotheslines

Clothesline and washing line supplier & installer P: 13 0079 8779 W: https://www.lifestyleclotheslines.com.au/ E: admin@lifestyleclotheslines.com.au

ELECTRICAL Energy On Pty Ltd

Providing utility network solutions P: 1300 323 263 W: https://www.energyon.com.au/ E: EnergyServices@EnergyOn.com.au

HANDYMAN Complete Projects WA

Quality Construction, Economy, Hard Work and Integrity

P: 0409 459 343 W: https://completeprojectswa.com.au/ E: info@completeprojectswa.com.au

DELIVERY & COLLECTION SERVICES Groundfloor™

Australian parcel, mail, and refrigerated lockers P: 03 9982 4462 W: https://groundfloordelivery.com/ E: ask@groundfloordelivery.com

Emerson Raine

Supporting you in strata P: 9227 6274 W: https://www.emersonraine.com.au/ E: hello@emersonraine.com.au

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DEFECT RESTORATION Metrowest Service Pty Ltd

Single source solution for all maintenance needs W: https://metrowest.com.au/ E: info@metrowest.com.au

INVESTMENT SERVICES Strata Guardian

Fight low returns and rising levies with us.

P: 1300 482 736 W: https://www.strataguardian.com/ E: contact@strataguardian.com

PLUMBING Tunnel Vision (WA) Pty Ltd

Blocked Drain and Nuflow Pipe Relining Specialists P: 08 9417 1563 W: https://www.tunnelvision.com.au/ E: operations@tunnlevision.com.au

The Drain Man

Award-winning drain clearing & relining specalists P: 1800 843 372 W: https://www.thedrainman.com.au/ E: enquiries@thedrainman.com.au

CONSULTING Strata Solve

Untangling strata problems P: 0419 805 898 W: https://stratasolve.com.au/ E: chris@stratasolve.com.au

PAINTING Dulux Property Services

Total Building Maintenance & Remedial Solutions P: 0434 834 799 W: https://www.duluxconstructionsolutions.com.au/ E: propertyservice@dulux.com.au

Calibre Coatings

Delivering Excellence in Painting Services P: 08 9331 5553 W: https://www.calibrecoatings.com.au/ E: wa@calibrecoatings.com.au

Higgins Coatings Pty Ltd

Specialist painters in the strata industry P: 1300 HIGGINS W: https://www.higgins.com.au/ E: info@higgins.com.au

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