The WA Strata Magazine | February 2022

The WA

STRATA MAGAZINE FEBRUARY 2022

Whose insurance covers fixed items like a vanity or a kitchen?

Page 10 | Tyrone Shandiman, Strata Insurance Solutions

Out-voted by a majority lot owner Page 20 | Brian Rulyancich, StrataTAC

We can’t afford levy increases to meet our 10 year plan

Page 28 | Andrew Chambers, Chambers Franklyn Strata Management

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.

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

2 www.lookupstrata.com.au 2 www.lookupstrata.com.au

Contents 4 Moving with the Times

22

MIMOR

6 So, I can have a pet as long as it isn’t a nuisance?

Luke Downie, Realmark

8

o the benefit of all, and T disadvantage to none!

Luke Downie, Realmark

24 FAQs About How Strata Guardian Can Assist Your Body Corporate Tim Fuller, Strata Guardian

26

Anthony Quahe, Civic Legal

10

oes strata or landlord D insurance cover fixed items like a vanity or a kitchen? ow do we resolve an H ongoing mould issue in a ground floor apartment?

Ryan Richards, Sedgwick

Do AGM resolutions need to be seconded?

Jordan Dinga, Abode Strata

28

Tyrone Shandiman, Strata Insurance Solutions

12

Can the Chair act for the Council Of Owners even if not all agree?

alf our owners can’t afford H suggested levy increases to meet our 10 year plan Andrew Chambers, Chambers Franklyn Strata Management

30

14 Why are strata insurance premiums increasing?

ith 1 vacancy and 3 of 7 W councillors resigned, do we have a quorum?

ESM Strata Team, ESM Strata

Leonie Milonas, PSC Property Lync Insurance Brokers

16

hy do we still say Strata W Titles Act 1985?

Scott Bellerby, B Strata

18

harges for Returning a Fire C Door to the Original Condition Shelley Fitzgerald, Strata Alliance

20

ut-voted by a majority O lot owner

32 As a purchaser, am I legally required to obtain a Section 110 certificate?

Rochelle Castro, RC & Co Lawyers

34

Where to go when you need help with strata in WA SCA (WA)

Brian Rulyancich, StrataTAC

Thanks to our sponsors

Mimor Moves with the Times Moving Booking System

Moving day can be one of life’s more stressful events, coordinating myriad moving parts such as removalists, building managers, friends and family, lift keys, oversized couches – the list goes on.

It’s an ordeal Jake Sharp is well acquainted with, having spent years juggling ad-hoc moving requests from building managers and real estate agents when his former cleaning business was responsible for the 220 commercial and residential strata buildings. But it was his role in managing a 187-apartment building, manually managing moving schedules and spreadsheets, that was the catalyst for finding a solution to modernise and synchronise property management systems.

4 www.lookupstrata.com.au

10:16AM

Hi John Tenant, Thank you for booking your Move In through MIMOR. MIMOR is your easy-to-use building online information hub. You can access the hub anytime 24/7 for your building information, moving procedures and building notifications.

Important: Please read building’s Moving Guidelines and Building Information before you move.

“It was such a disjointed system; none of the individual parties – owners, managers, tenants, real estate agents, cleaners – were clear on the building’s processes and systems, including moving guidelines. I just knew there had to be a better way to do it, particularly in this digital day and age,” Sharp said.

And so MIMOR – the Move In Move Out Register – was born, an online portal for owners corporation managers, building managers and residents, acting as a central hub for building information, moving procedures and alerts.

“It’s crazy to think that before MIMOR such a stressful process had to be arranged through lots of separate emails back and forth. Often new residents were getting contradictory

information, with the real estate agent saying one thing, the OC manager or building manager another,” Sharp said.

“MIMOR removes any ambiguity by detailing all the information required for a stress-free move – right down to lift dimensions so you know if that oversized couch can make the move with you.”

MIMOR’s calendar booking system avoids double ups and clearly outlines all the moving procedures, including timing requirements, lift access and parking information.

Functionality extends to other integral building operations, including owners corporation rules, waste management, power and water utilities, storage facilities, evacuation plan and emergency contacts.

info@mimor.com.au

MIMOR can also be used to book common areas, manage parcel deliveries and communicate important information via SMS or email.

“Removing common friction points not only creates efficiencies for all parties, but also helps to create a more harmonious environment when everyone is abiding by the same rules,” Sharp said.

MIMOR subscriptions are scalable, from three apartments to more than 500, with the platform currently being translated into 10 languages and soon to launch as a mobile app.

For more information, go to

mimor.com.au

mimor.com.au

5

So, I can have a pet as long as it isn't a nuisance?

Q

A

If we have nothing in our bylaws about pets, can residents own a dog as long as they clean up after it and it does not cause any nuisance?

The standard bylaws give the power to the strata company to write to an owner or occupier and order the removal of a pet from the complex.

If your strata company by-laws have no registered change, additions or amendments then schedule 2 conduct by-law 12 (c) would apply, which states:

conduct by-law 12 Additional duties of owners and occupiers An owner or occupier of a lot must not – c. k eep animals on the lot or the common property after notice in that behalf given to that person by the council.

Essentially, this gives the power to the strata company to write to an owner or occupier and order the removal of a pet from the complex. However, it is not as straightforward as that.

IF you consider case law, there are some examples of this by-law in action and it is safe to say that any Strata Scheme that is considering giving notice under this by-law should first ensure that the decision to do so is fair and reasonable and the reasons are valid. Examples may be a pet that has caused a persistent and constant nuisance to other occupants for an extended period or a pet that has proven to be a risk to the health and safety of other residents.

Invalidity of scheme by-laws

Luke Downie | Realmark ldownie@realmark.com.au

6 www.lookupstrata.com.au

READ MORE ON THIS TOPIC HERE

Another important factor to be aware of is that section 46 (h) of the Strata Titles Act 1985 provides that any by-law that prohibits or restricts the keeping of an assistant animal by a person with a disability who is an owner or occupant is invalid Under the Act. An assistance animal has the meaning given in the Disability Discrimination Act 1992 (Commonwealth) section 9(2): Carer, assistant, assistance animal and disability aid definitions.

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

Luke Downie.

Head of Strata Management

Realmark’s clear commitment to managing strata properties is refreshing. And it’s well beyond the everyday practicalities and compliance of property management.

It’s simply to work collaboratively with a community of strata owners and advise them of how to achieve the best of outcomes.

Accordingly, and with our 30 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.

To learn more on how Realmark can help create a better result for strata owners, simply get in contact.

Luke Downie, Head of Realmark Strata Management on 0479 095 889 or 9328 0909.

Realmark Strata 9328 0909 www.realmark.com.au/strata-management

Strata Titles (WA): To the benefit of all, and disadvantage to none!

February 2022

Would it be reasonable for the two higher level properties to insist that the strata company install the upgraded pumps to the detriment of the mid-level properties?

Treat all lot owners equally A strata company has a general duty to control and manage common property for the benefit of all lot owners.

In this scenario, it is within the scope of that general duty that the strata company must undertake proper management and control of the common property; namely the water pumps and pipes. The strata company Image: by essevu/Shutterstock.com

Dilemmas galore Strata councils often face dilemmas. They often have to decide how to deal with competing demands from lot owners in the same scheme. This can be more challenging when the properties have quite different characteristics.

Take the example of a strata scheme with say 20 lots, built on sloping terrain. The two properties at the top of the slope have better views, while the two at the bottom have more convenient access to the main road. Unfortunately, with ageing of water pipes and pumps (which are common

must maintain, and if necessary, renew and replace them.

This applies whether deterioration arises from fair wear and tear, or inherent defect or any other cause.

This much is clear because of section 91 of the Strata Titles Act 1985 (as amended).

The State Administrative Tribunal decision in Sisto v The Owners of Glenway Gardens Apartments1 established that: ‘proper control and management of the common property includes taking reasonable steps, possibly including the erection of new structures, to ensure that it is maintained and presented in a way which accords with the reasonable expectations of proprietors as a whole’.

property), the water pressure progressively becomes

In this scenario, every lot owner could reasonably expect

weaker for the higher lots.

to have water pressure that is within a normal range, and

The problem could be solved by upgrading the pumps.

However, those pumps are located mid-way up the slope next to the two lots there. Engineers advise that upgraded pumps will continually generate a level of continuous noise that will be a nuisance to the mid-level properties.

1

which is the same for every lot.

‘Do nothing to interfere unreasonably with any lot owner’s use or enjoyment of their own property.’

[2005] WASAT 282.

© Civic Legal 2022

www.civiclegal.com.au

Discharging the obligation can potentially disadvantage some lots

In this scenario, the water tanks installed on private lots

But then, would the strata company be entitled to cause

pipes into the particular lots.

noise disturbance to some lot owners, just so all lot owners can benefit from regular water pressure?

The answer lies in section 83 of the Strata Titles Act, which provides in effect that no lot owner is permitted to:

can be said to be part of the common property. This is because they are extensions of the water pumps and Although the above scenario deals with water infrastructure in a strata scheme, the reasoning would apply to any other kinds of infrastructure.

The key is to ensure that while all lots need to be treated

‘use, or permit the use of, the lot or common property

equally, sometimes, it can look like some are getting

of the strata titles scheme in a way that interferes

preferential treatment. In fact, they are being assisted

unreasonably with the use or enjoyment of another lot or

only towards getting treated on a par with other lots.

the common property…’

Always remember that one should do nothing to interfere

This provision prohibits lot owners from causing the strata

unreasonably with any lot owner’s use or enjoyment of

company to permit an upgrade of the pumps, if it would

their own property.

result in a nuisance to the mid-level properties.

Potentially give special treatment for some lots The engineers advise that one solution would be for the higher lot properties to install water tanks on their lots to mediate the flow and therefore the pressure.

Now, the owners of those higher properties will ask

Contact For more information please contact:

Anthony Quahe Managing Principal M 9200 4900 E aquahe@civiclegal.com.au

for the strata company to pay for the installation of the upgraded tanks.

This would involve a special levy on all the properties which would benefit only those two higher level properties. However, strata company funds should not benefit individual lot owners. They are to be used for the benefit of all lot owners.

Nevertheless, the strata company can contend that normal and sufficient water pressure is a reasonable expectation of all lot owners. It can also argue that the issue of water pressure comes under the proper control and management of the water infrastructure for the scheme.

Furthermore, the water infrastructure includes all equipment required to supply water to all lots at the right pressure. Therefore, it can be said that installing water tanks on the individual higher lots falls within the scope of that control and management of common property.

© Civic Legal 2022

Disclaimer: This article 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.

www.civiclegal.com.au

Strata Insurance or Landlord Insurance Who covers fixed items like a vanity or a kitchen?

Q

A claim for a unit’s water damaged vanity was refused because the insurer couldn’t differentiate between the existing and the new damage. If fixed items like this in a unit are damaged, who covers these items?

Our strata insurance assessor said there was existing water damage and new water damage on a unit’s vanity from a huge amount of water entering the unit’s bathroom from the ceiling. He was unable to differentiate between the existing and the new damage and the claim for the new vanity was refused.

The lot owner has landlord insurance, however, the insurer states they do not cover things like vanities, stoves cooktops, etc. If they are damaged, who covers these types of fixed contents that belong to the owner?

10 www.lookupstrata.com.au

A

Try to locate the insurer at the time of the first amount of water damage.

This is quite a tricky question.

There are potentially two claims here.

Insurers don’t always get claims right.

We have disputed a number of claims over the years. Don’t always take what an insurer says as being verbatim and correct.

Sometimes you do need to challenge insurers.

How long has the insurer been on risk here?

Have they been the insurer for the last 10 years and were they likely the insurer at the time of the first incident?

I wouldn’t let the insurer off the hook in this instance. I would first try to locate the insurer at the time of the first amount of water damage. What you could do here is get a builder of some sort to inspect the property, have a look at the water damage and give their view on how old that water damage is.

Then you might look to lodge a claim on the first insurance policy when the first claim happened. That may cover off on repair of all damage, except for if there was extra water damage that applied to he second claim.

You really need a good insurance broker in this claim because this is a very complex matter.

But first, you should look at the first claim and try to make a claim under the policy. There’s no time limit under insurance. Then you would go back to the second insurer on the second claim and try to make any additional claim thereafter.

Who covers fixed contents that belong to the owner?

It is the strata insurance that does cover it but if there’s an exclusion in the policy it obviously doesn’t apply in that case.

READ MORE ON THIS TOPIC HERE

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

11

How do we resolve an ongoing mould issue in a ground floor apartment?

Over the past two years, I’ve experienced problems with moisture and mould in a ground floor apartment. How do we resolve this?

If the existing air vents are not vented externally, is it up to the strata company to have this rectified? Should we be taking anything else into account?

You should engage a building consultant to attend the site and complete forensic investigations to identify the cause of the issue and make recommendations as to a remedial course of action to resolve the problem.

I own and live in a ground floor apartment of a block of 12 units, 2 storeys high and built 5 years ago. I purchased into the complex 2 years ago.

Over those two years I have had a mould and dampness issue plus water dripping from the light above my alfresco area from the upstairs balcony. The Strata Manager arranged for a building inspector who has advised the following: •

•

•

The dripping light needs to be investigated and rectified immediately. The Strata Manager has agreed the strata company will do this.

A reading of 38% moisture in an external bedroom wall on 29.12.21 – the unit had been vacant for 6 days prior with temps ranging between 38.6-43.5 degrees. The Strata manager has agreed to another moisture reading in a few months.

The exhaust fans need to be replaced with more efficient ones. This would be my responsibility. The building inspector further advised that he doesn’t believe these vents are vented externally and an electrician needs to investigate if they are or not.

This needs to be done prior to replacing the fans.

12 www.lookupstrata.com.au

In the circumstance described in your alfresco area, it sounds like there may be a waterproof membrane issue relating to the balcony above that requires further investigation. A plumber would be able to conduct a flood test to further identify the source of the water ingress.

A reading of 38% is a high reading. The dry standard of plasterboard is no greater than 17.9%. The relative humidity should be checked and a further investigation carried out in the form of a moisture survey and mapping.

Some of the additional questions that should be asked are: •

What is on the other side of the adjoining wall that is 38% (e.g. a bathroom)?

•

Does the wall have pipes?

•

Is there a garden bed or the like?

•

How high up is the 38% Moisture Content?

•

Is it isolated to only one small area?

•

Is there shade from trees or other buildings in the area in question?

•

There are many factors that should be considered when trying to determine the true extent of the issue and address both the underlying cause. Once this has been identified an informed course of action can be implemented to resolve this and any resultant damage.

If the exhaust fans are not being vented externally then the question needs to be looked at as to where high moisture air is going? In the case where it is simply recirculating in the room similar to that of range-hood, there is the potential for relative humidity to be high within the unit. This can be due to lack of airflow which can produce moisture issues, in such situations venting fans externally where possible is highly recommended and preferred with supporting mechanical components.

A potential option to assist in mitigating the issue in the short term may be through the installation of a dehumidifier if the problem is

localised in a single/small “location”, to further compliment this the other alternative that can’t be understated is to keep windows open whenever possible to allow air exchanges in the instance where this is not a larger building related issue.

Sedgwick would recommend in this instance engaging a building consultant to attend the site and complete forensic investigations to identify the cause of the issue and make recommendations as to a remedial course of action to resolve the problem. To further compliment this we would also recommend a restoration consultant to assist with identification and/or monitoring of relative humidity levels, this may include the use of thermal imaging. This combined approach will ensure a complete identification of the issues and provision of a complete solution.

READ MORE ON THIS TOPIC HERE

Ryan Richards | Sedgwick Ryan.Richards@au.sedgwick.com

13

Why are Strata Insurance Premiums Increasing?

Insurance premiums are based on a number of rating factors and it usually starts by what the reinsurers of the insurer charge and the insurer then sets the base rate. Reinsurers are very important to insurers, as they underpin them, so that all valid claims can be paid.

Gradually over the last 3 years strata insurance premiums have increased, which is in line with the general hardening of insurance rates across the entire insurance property market. During the last 10 months or so, the increases have been more dramatic.

Why is this occurring?

For many reasons insurance premiums have increased alongside the insurers reluctance to accept strata risk where there are outstanding maintenance defects and / or other building defects. Once again, 2022 has started with continuing premium increases and little change to risk acceptance.

1300 127 503 14 www.lookupstrata.com.au

|

lyncinsure.com.au |

info@lyncinsure.com.au

Listed below are some of the reasons we are seeing such increases;

1

Premium increases have been triggered in strata by the high number frequent claims and the rising costs to repair damage, such as water damage from a rainstorm. It is found that many of these claims do not arise accidentally, but from lack of maintenance. An example is build-up of leaf debris in gutters due to a lack of cleaning which causes water to overflow, resulting in damage. Another example is shower grout breakdown, causing water to seep through wall cavities.

2

Insurers are expressing real concern over outstanding issues such as maintenance defects or defects that have not been attended to and are increasing premiums and applying excesses to policies.

3

Prior to 2018, insurers had been discounting premiums, due to increased competition and a period of catastrophes in Australia. With premiums dropping to very low levels, increases are now necessary to support the current volume and frequency of claims.

4

Since 2020, Covid-19 has affected the world globally and therefore affecting us locally in Australia too. A pandemic was not something the insurance industry was well prepared for within their wordings. Whilst policies have been re-written, it’s been uncertain to the extent of claims and losses relating to this pandemic.

5 6 7 8

Locally in Australia, 2019-2020 Black summer NSW experienced the biggest bushfire in recent recorded history, following this in 2021 both NSW and VIC experienced extreme flooding.

In Western Australia, Cyclone Seroja 2021 came down the coast hitting WA’s mid-west coast, edging closer to Perth. It wreaked havoc on unprepared buildings situated in towns that have never experienced such a cyclone, hitting the coast as a Category 3.

Meanwhile in 2020-2021 the Perth HIlls region also experienced a bush fire that burned over 85 buildings.

More recently, Melbourne Victoria has experienced a severe earthquake & flooding events and WA has incurred more bush fires affecting local communities.

In summary, global reinsurance companies service all insurers around the world, therefore whatever happens around the world will affect the insurance premiums you pay. Additionally, local natural or man-made events will also play a huge part in these calculations and from an individual strata perspective, you may be further affected by the number of claims your scheme has made during a 5 year period or from unrectified defects.

General Disclosure: This article is prepared for informational purposes only, and is not insurance, financial or legal advice and should not be relied on as insurance, financial or legal advice. You should consult with a qualified insurance or legal advisor. PSC Property Lync Insurance Brokers is an Authorised Representative (AR 1235681) of Professional Services Corporation Pty Ltd (AFSL 305491).

15

Why do we still say Strata Titles Act 1985?

Why does the Strata industry continually refer to Strata Titles Act 1985 when that version has been superseded with the 2018 version, thus rendering the earlier 1985 version obsolete?

It is still referred to as the STA 1985 because that’s what it is.

16 www.lookupstrata.com.au

The 1985 Act wasn’t repealed, it’s only been amended. It is still referred to as the Strata Titles Act 1985 because that’s what it is.

That’s why you’ll find a lot of drafting irregularities in the new legislation, because you have the old terms, and you’ve had different drafters over the last decade preparing the amendments, and there are some inconsistencies now in there.

So it is actually still the 1985 Act that has been updated.

READ MORE ON THIS TOPIC HERE

Scott Bellerby | B Strata

scott.bellerby@bstratawa.com.au

17

Charges for Returning a Fire Door to the Original Condition We are being charged $2000 to return a fire door to its original condition after the previous owner installed a deadbolt and peephole. Is this our cost to rectify?

Strata recently emailed us to say we’d made unapproved changes to our front door by installing a deadbolt and peephole. We bought the apartment two years ago and these changes must have been made by the previous owner.

The strata company is claiming we need to pay $2,000 to have a new fireproof door installed as the deadbolt and peephole has affected the fire rating of the door.

Are we responsible for the cost of returning the door to the original condition?

18 www.lookupstrata.com.au

The responsibility for the apartment, including fittings/ installations etc, pass on with the ownership of the property.

Most apartments in high rise complexes have a fire door fitted as the front door to the apartment. In many cases, these doors are common property however this can only be determined by viewing a copy of the Strata Plan.

These fire doors have a rating attached to them and normally have a plate fitted to the spine of the door showing what the rating is ie: 1 hour, 1.5 hours etc. Replacement fire doors may cost $2500 or more.

These doors form part of the fire and safety infrastructure of the building. Fire doors create a passive fire safety system, protecting buildings from the

spread of fire by confining the fire to a specific area for a designated period of time.

If the door is common property, then before any changes are made to the door you will require Strata Company approval.

The fitting of hardware to the door, if not fire rated, may compromise the door and therefore deem it to be non compliant. Once a fire door is non compliant then the intent of the door to confine a fire for a period of time may be lost.

If a fire door is non compliant then it can cause further complications, not only to the safety of the resident of that apartment, but all residents in the complex and the Strata insurance cover etc.

The responsibility for the apartment, including fittings/ installations etc, pass on with the ownership of the property.

The duty of disclosure responsibility is with the person selling the property.

The person purchasing has a responsibility to obtain the information they require before purchasing.

The replacing of the door may not be required.

My understanding is that a locksmith can assist in providing you with some of the options regarding the current hardware and a changeover to new (fire rated) hardware.

If the Strata Company were to approve it, you may be able to fit a blanking plate to where the deadbolt was fitted.

The blanking plate is a fire rated product, or the

Strata Company may approve a replacement (fire rated) deadbolt.

replacing them with fire rated products. Whether you want to go with blanking off or new installations you will need to request approval from the Strata Company to be able to progress, and they will want you to identify what you are intending to fit.

Obtaining approval from the Strata Company for a peephole may give you an option to remove the current and fit a new fire rated peephole. Please remember to keep your documents to prove the fire rating of the new fixtures.

Your initial step may be to obtain advice from a locksmith in relation to either blanking off the current installations or

READ MORE ON THIS TOPIC HERE

I would footnote this response with the fact that this is a general comment, it is not legal advice and the owner may wish to obtain independent legal advice on this matter.

Shelley Fitzgerald | Strata Alliance info@strataalliance.com.au

Compliance

Legislation

Budget

Online Learning (Free)

Licensing

Australian

Australian Standards Standards (AS) (AS)

W.FIRECLOUD.CO.AU

ONLINE COMPLIANCE - SIGN UP FREE SERVICE PROVIDER MANAGEMENT

NOTIFICATIONS

MULTIPLE – SITES

Service Provider management, licensing, recording and reporting on Service dates, insurance and contract expiry dates, with calendar and email notifications.

Autogenerated notifications ensure all stakeholders are informed and critical aspects are not missed.

You can manage multiple sites for one account. No travels to sites to check paper records. This system is audit ready and gives real-time checks.

GENERATE REPORTS

ONLINE LEARNING PORTAL

ASSET MANAGEMENT

Generate summary records, asset lists, occupier statements, annual condition reports and activity reports

Being prepared for fire emergencies is critical; Here you’ll find information about how fires develop, learn how to use the right fire fighting equipment, method to extinguish it and several home fire safety tips.

Records the service cycle of your asset and assists with budgeting.

19

Out-voted by a majority lot owner

My unit is at the front of a holiday resort. 80% of the units are owned by one company. The residential owners are always outvoted at AGMs. What can we do?

I purchased a unit in a holiday resort. We have residential owners in the front of the complex and owners who rent out their units for holidaymakers in the back resort part of the complex.

The resort has been purchased with 80% of the units being owned by one company.

When it comes to voting at AGMs, the residential owners are always out-voted due to the majority of votes belonging to one person. Our strata rates are extremely high.

What can we do about this?

We feel it is unfair and only benefits the resort.

Where you have a “mixed” strata, it is not unusual to have in your by-laws or management statement a by-law splitting the levies into 3 components.

The act is clear. Section 120 – Voting states that the owner of each lot in a strata title scheme is entitled to one vote.

Therefore the company that has purchased a number of the resort lots would have the number of votes equalling the number of lots owned.

20 www.lookupstrata.com.au

I can appreciate your frustration of being out-voted.

That said, where you have a “mixed” strata, it is not unusual to have in your by-laws or management statement a by-law splitting the levies into 3 components. One detailing what the whole complex will pay as levies for shared services, then a levy just for the resort side and thirdly a levy just for the residential side.

The idea of this is to create equality in the running expenses of the strata complex.

If that’s not the case, the council of owners should address this issue with the resort company. Failing that, it may need an application to the State Administrative Tribunal.

READ MORE ON THIS TOPIC HERE

Brian Rulyancich | StrataTAC strata@stratatac.com.au

21

Duties of the Chair

Q

What are the duties of a Chair of the Council of Owners? Can they act for the Council Of Owners even if not all agree?

A

The chairperson does not have the power to make decisions on behalf of the council of owners alone.

Can they act for the COO?

22 www.lookupstrata.com.au

The chairperson of the council of owners is appointed at the first committee meeting held after the annual general meeting. Only a proprietor elected to the council can be elected to the position of chairperson, however, a member of the council of owners can be appointed to hold one or more of the positions of chairperson, secretary or treasurer.

The Council of Owners generally have the responsibility of performing the scheme functions as set out by the Strata Titles Act 1985 This responsibility is delegated under section 135 of the Strata Titles Act. Often the services of a Strata Manager are employed to take care of some of those functions on their behalf. The chairperson is to preside at all meetings of the council but, if the chairperson is unable to preside at a meeting, the members of the council present at that meeting can appoint 1 of their number to preside at that meeting during the absence of the chairperson.

Additional to the above all council members share the following statutory obligation under section 137 of the Strata Titles Act 1985: •

Act Honestly, with loyalty and in good faith

•

Exercise a degree of care and diligence

•

Not make improper use of their position to gain advantage or cause detriment to the Strata Company.

•

Inform the council in writing of any direct or indirect conflicts of interest and reframe from voting under such circumstances

The chairperson does not have the power to make decisions on behalf of the council of owners alone. At meetings of the council, all matters must be determined by a simple majority vote.

READ MORE ON THIS TOPIC HERE

Luke Downie | Realmark ldownie@realmark.com.au

23

FAQs About How Strata Guardian Can Assist Your Body Corporate

Does the legislation allow us to invest?

What if something unexpected happens?

The simple answer is yes, usually through either a company account in the name of your scheme, or through a trust (if the scheme has one). In most cases, state and territory legislation allows for a wide range of investments held in strata schemes and refers to the relevant acts for Trusts and Trustees.

Unexpected things happen all the time, we understand that.

These acts then serve as a guide to the types of investment and other considerations for committee members.

There are some areas that differ slightly from state to state, so feel free to be in touch to discuss further. For more information about your state’s legislation, head to our Articles page.

24 www.lookupstrata.com.au

We recommend that you speak to us to work through the options available and ensure you are making an informed decision. We only use reputable and well-known, diversified investments (exchange-traded funds) that are highly liquid and can be transacted whenever markets are open. Your committee can instruct Strata Guardian to draw down any amount, any time from your investment simply by getting in touch. All accounts are capable of being sold down and withdrawn whenever markets are open and capital is typically returned within 6 business days of notification.

Is our buildings capital safe?

The investment structure that sits behind Strata Guardian is what we would call the 'gold standard' in ensuring client capital protection. All capital is held in custody by major financial institutions, administrated by a renowned and reliable platform, with Strata Guardian serving as your primary source of contact and help with your building’s investment.

Tim Fuller | Strata Guardian contact@strataguardian.com

READ MORE ON THIS TOPIC HERE

25 25

Do AGM resolutions need to be seconded?

Q

Do proposed AGM resolutions have to have a seconder before being put to a vote?

A

In short no.

Jordan Dinga | Adobe Strata abode@abodestrata.com.au

26 www.lookupstrata.com.au

READ MORE ON THIS TOPIC HERE

In terms of legislative requirements, there is no mention of a seconder for a motion to be voted on. If the motion is in the agenda then it technically already has had a mover (i.e. council members or individual owner whom inserted the motion) and that is all that is required to open the voting.

Just because no one seconded it in the first instance, shouldn’t be a reason for one individual to not be given the opportunity to present a motion for discussion and then voting on by all owners.

27

Half our owners can't afford suggested levy increases to meet our 10 year plan

What happens if half of the owners in a 13 unit block can’t afford to meet the suggested 10 year plan payments?

What happens if half of the owners in a 13 unit block can’t afford to pay for the repairs suggested in the first year of the 10 year plan. Our 10 year maintenance plan states $92,000 has to be raised.

Our levies have had a 95% rise in 12 months. We have several pensioners and low income earners in the block who struggle to pay the current fees, not to mention any further increases.

How do we keep the fees and reserve fund payments 28 www.lookupstrata.com.au

at a manageable amount for everyone? We feel that, with the current increases, we are on track to achieve a small surplus over the next few years.

Why do we need to cause such financial distress to these struggling lot owners?

Consideration should be given to the practicalities of achieving maintenance objectives without causing financial difficulty for owners.

Section 100(2A) applies in this instance whereby a designated strata company (that is, a strata scheme with 10 or more lots) is required

to have a 10-year plan that sets out common property maintenance requirements as prescribed by Regulation 77.

A key aspect of Section 100(2A) is that the 10-year plan is revised at least once in each 5 years, and extended to cover the 10 years following each revision. It’s important to note however that there is no specific time frame on implementation of a 10year plan once it has been composed (or obtained from a specialist plan provider) and adopted.

When using a 10-year plan for budgeting and future planning purposes, consideration should also be given to the practicalities of achieving those maintenance

objectives without causing financial difficulty for owners.

There doesn’t need to be a significant and immediate increase in levy contributions if longer term planning and implementation can be done to achieve the goals set out in the plan.

Of course, if urgent or potentially dangerous, maintenance items are identified then those items should be addressed as a matter of priority.

This section of the amended Strata Titles Act 1985 was designed to eliminate past apathy by some strata companies by providing a

framework to plan ongoing preventative maintenance and improvements.

A balanced approach is needed to raise the necessary funds over time for the identified maintenance and common property improvements, coupled with consideration about the financial ability to actually do those things without causing undue financial hardship for owners.

READ MORE ON THIS TOPIC HERE

In the circumstance described, if the levy increase was included in the meeting agenda, then that could have been amended at the meeting.

Section 102(4) of the Strata Titles Act 1985 permits your strata company to vary its approved budget by ordinary resolution at a general meeting (or by ‘vote outside of a general meeting’, as per Regulation 89 of the Strata Titles General Regulations 2019).

Andrew Chambers | Chambers Franklyn Strata Management andrew@chambersfranklyn.com.au

29

Q

A

At our AGM, it was resolved to have 7 council members and only 6 were nominated.

With the 1 vacancy, subsequently, 3 more council members resigned. This has left us with only 3 council members.

Do we have a quorum?

The number of Councillors is 7 – not 6, and therefore the quorum for the Council is 4.

If it was resolved that the Council of the Strata Company consist of 7 members, but at the meeting only 6 candidates were nominated and subsequently elected, the number of Councillors is 7 – not 6, and therefore the quorum for the Council is 4.

It’s important to understand that the quorum for a valid Council of the Strata Company meeting is determined by the number of Councillors elected at the general meeting, not the number of active Council members.

If the Strata Company doesn’t elect all 7 members, as there were insufficient candidates (being 6), that doesn’t create a ‘casual vacancy’ for the seventh position – it simply means that there is an unfilled position which can only be filled at a later general meeting by election.

With 1 vacancy and 3 of 7 councillors resigned, do we have a quorum?

30 www.lookupstrata.com.au

Therefore, a quorum of 4 acting Councillors are still required to conduct a valid Council meeting. Schedule 1 4(11)

4. Constitution of council

11. Except if 1 person is the owner of all of the lots in the scheme, a quorum of the council is 2 if the council consists of 3 or 4 members; 3, if it consists of 5 or 6 members; and 4, if it consists of 7 members.

So what happens if a vacancy on the Council arises?

Should 3 Councillors resign during their tenure, ‘the remaining members of the council may appoint a person eligible for election to the council to fill a vacancy’. This may be classified as a ‘casual vacancy’. Schedule 1 4(12)

12. T he continuing members of the council may act even if there is a vacancy in the council, but so long as the number of members is reduced below the number fixed by these bylaws as the quorum of the Council, the continuing members or member of the council may act for the purpose of increasing the number of members of the council or convening a general meeting of the strata company, but for no other purpose.

In summary, should the number of remaining Councillors fall beneath the quorum required, they may approach an owner/s to fill the vacancy for the remainder of the term, or, call an Extraordinary General Meeting to increase the number of Councillors for the remainder of the term.

READ MORE ON THIS TOPIC HERE

ESM Strata Team | ESM Strata esm.support@esmstrata.com.au

31

As a purchaser, am I legally required to obtain a Section 110 certificate?

I am buying a unit in a 32 lot building in Perth. Is it a legal requirement to obtain a Section 110 certificate from the strata management company for the transfer of title and settlement?

A seller’s vendor statement is not mandatory.

A seller’s vendor statement is not mandatory.

That said, a seller has a legal obligation to share material facts that are relevant to the sale of the property.

Notwithstanding that there is no legal requirement to request for a section 110 certificate, it is prudent to obtain it for disclosure of all material information about the strata company, which significantly impacts the sale of the property.

This will avoid any issues with the buyer and unnecessary expenses and or litigation for failure of disclosure.

Rochelle Castro | RC & Co Lawyers law@rccolawyers.com

32 www.lookupstrata.com.au

READ MORE ON THIS TOPIC HERE

First Strata Manager Annual Returns

Due to Landgate by 31 March 2022 The amendments to the Strata Titles Act 1985 which took effect on 1 May 2020 introduced the requirement for strata managers to lodge a periodic return to Landgate about the schemes they manage.

What is the purpose of the return?

The information that strata managers provide through these returns will be used to inform Landgate about the industry and help government to develop policies on matters relating to strata management and managers.

How to complete and lodge the return?

•

Download the approved form ‘Strata Management Provision of Information about Industry’ from the Strata Forms page on Landgate’s corporate website.

•

Complete the form by providing the required information covering the period of 1 January 2021 to 31 December 2021.

•

Email your completed form to StrataTitlesActReform@landgate.wa.gov.au by 31 March 2022.

Where to get assistance?

You can refer to Landgate’s FAQs under ‘strata manager periodic return’ for further information.

Alternatively, please contact Landgate’s strata enquiries team on 08 9273 7047 or via email to StrataTitlesActReform@landgate.wa.gov.au.

34 www.lookupstrata.com.au

35

Your source of reliable Strata news and information since 2013 Providing detailed, practical, and easy to understand strata information to all Australians.

Articles & Q&As The Strata Magazine Webinars & Newsletters The LookUpStrata Directory

36 www.lookupstrata.com.au

LIST MY BUSINESS

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

WATERPROOFING The Superseal Group

Trusted Experts in all aspects of Waterproofing P: +61 755 194 916 W: http://supersealgroup.com/ E: admin@supersealgroup.com

SUSTAINABILITY The Green Guys Group

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

SOFTWARE Taskflo

Online Building and Facilities Management P: 1300 850 837 W: https://www.taskflo.com.au/ E: Info@taskflo.com.au

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

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

PRINT YOUR DIRECTORY HERE

LIST MY BUSINESS

BUILDING ENGINEERS & INSPECTORS QIA Group

Fire services, Inspections & Strata Reports 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

PRINT YOUR DIRECTORY HERE

LIST MY BUSINESS

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

QUS Pty Ltd

RC & CO Lawyers

Quote online, access up to 7 insurers 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

Strata Insurance Underwriting Agency P: 1300 814 011 W: https://www.qus.com.au/ E: qus@qus.com.au

CHU Underwriting Agencies Pty Ltd

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

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

PRINT YOUR DIRECTORY HERE

LIST MY BUSINESS

STRATA MANAGEMENT

CLEANING

Abode Strata Management

Pacific Facility Services

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

P: 1300 378 388 W: http://www.pacificfs.com.au/ E: a.smith@pacificfs.com.au

For People in WA Who Value their Property Investment

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

Strata Alliance

Award Winning Boutique Strata Management P: 08 9330 3959 W: http://www.strataalliance.com.au/ E: info@strataalliance.com.au

Strata Property Cleaning & Ground Maintenance Services

Ai Odour Control Systems

Actualise your facilities’ potential P: 1300 378 388 W: https://www.aiodourcontrolsystems.com.au/ E: info@aiodourcontrolsystems.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

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

PRINT YOUR DIRECTORY HERE

LIST MY BUSINESS

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

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

INVESTMENT SERVICES Strata Solve

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

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

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

Would you like your Strata Story featured in the next edition of The WA Strata Magazine?

We want to share your strata stories with the LookUpStrata community.

Some examples of what you may wish to share: • A project you have implemented in your complex that has made a positive impact (e.g a process, community building activities, parking procedure, ect) • Do you have a funny story to share about strata living?

• Have you received a response back from one of the LookUpStrata professionals that has positively impacted you or your complex?

• Have you made a change to improve sustainability?

If you would like to share your strata scheme story with the LookUpStrata community, Please send your story and photos to: administration@lookupstrata.com.au Disclaimer: If you send your strata story to

administration@lookupstrata.com.au,

you are agreeing to have your story published on the LookUpStrata platform or via social media. We must have written permission from each individual shown in the photo. Submissions may be refused for any reason.

Attention WA Strata Service Professionals Join our printable Strata Services Directory Listings are $199 + GST p.a.

Click here to join today!

→ Get Listed → Get Noticed → Get Business