The NSW
STRATA MAGAZINE DECEMBER 2023
The owners corporation will not reimburse my money Page 4 | Premium Strata
Can my neighbours use my parking space while I’m away? Page 14 | Bannermans Lawyers
Identifying thermal loss and improving energy efficiency in buildings Page 26 | Sedgwick & Voltin
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, a body corporate company in SEQ. Nikki is also 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 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 Disclaimer: The information contained in this magazine, including the response to submitted questions, is not legal advice and should not be relied upon as legal advice. You should seek independent advice before acting on the information contained in this magazine. 2 www.lookupstrata.com.au
2 www.lookupstrata.com.au 2 www.lookupstrata.com.au
Contents 4 The owners corporation will not reimburse my money Leanne Habib, Premium Strata
Matthew Jenkins, Bannermans Lawyers
6 Building repairs: realising your investment Edwina Feilen, Sedgwick
8
20 How can owners reverse a committee decision? 22 Empowering EVs: How NCC 2022 and IPD Spark a change in charging IPD
If they won’t fix the building, are they responsible for resultant damage to walls and window coverings? Pierrette Khoury, Khoury Lawyers
10 Who pays to investigate the cause of cracks? Leanne Habib, Premium Strata
12 Enhancing your property’s insurability by improving bushfire risk rating Tyrone Shandiman, Strata Insurance Solutions
24 How to communicate with your committee Chris Irons, Strata Solve
26 Identifying thermal loss and improving energy efficiency in buildings Edwina Feilen, Sedgwick & Stephen Thornton, Voltin
28 How do we know if the contract was signed validly? Tim Sara, Strata Choice
14 Can my neighbours use my parking space while I’m away?
32 NSW Govt Announces $10million Grant for EV Ready Building Upgrades.
Matthew Jenkins, Bannermans Lawyers
Strata Community Association NSW
16 A roof with a view
34 The NSW LookUpStrata Directory
Tim Kurniadi, Paynter Dixon
18 Is there insurance for lot owners to bridge the gap between the strata insurance value and the actual cost of rebuilding my apartment? Tyrone Shandiman, Strata Insurance Solutions
Thanks to our sponsors
IPD
The owners corporation will not reimburse my money I claimed on the strata insurance. The insurance paid the money to the owners corporation to be reimbursed to me when work was completed. Months later, I still haven’t received the money. Can the owners corporation withhold my money? I made an insurance claim on the strata insurance. The claim was approved. The owners corporation instructed the insurance company to deposit the money in the strata account for accounting purposes. The owners corporation instructed me to pay for the approved repairs and send receipts for reimbursement.
After three months, I’m still waiting on the reimbursement of my money. I’ve been told the owners corporation is chasing $12k in arrears. Once the late levies have been paid, they can pay me. They have offered to credit the amount to future levies, but I need the money now. Can the owners corporation legally withhold the insurance claimed money?
The strata cannot withhold your reimbursement. In the first instance, you should demand immediate reimbursement and ask that a special levy be raised due to their shortfall in funds. If the funds were properly due to you, the strata cannot withhold your reimbursement. Leanne Habib | Premium Strata info@premiumstrata.com.au READ MORE HERE
4 www.lookupstrata.com.au
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Building repairs realising your investment Edwina Feilen, building consultancy division, Sedgwick Australia December 2023
Now more than ever, it is essential to understand the role and obligations of an owners corporation (OC) when a building requires any sort of repairs, maintenance or capital works. ‘By definition an OC manages the common property of a residential, commercial, retail, industrial or mixed-use property development.’ The role of an OC is to make important decisions about building repairs and the budgeting and/or financial investment associated with such projects. In Australia, there are different regulatory requirements OC’s must abide by across states and territories to ensure the adequate maintenance of built assets. Not only does this involve the upkeep of a building, but also its longevity, performance, financial sustainability and, in most cases, its appreciation in value. It is important that owners recognise that such an approach requires investment from both a time and cost perspective. Realising your investment should not be understated. The flow on effect will result in the OC spending more time and money to achieve the desired result. When it comes to building works of any nature, there are several core fundamentals that should be considered: • Define the objective and extent of works to be done.
What do you want to achieve?
• Do your research - engage reputable providers with
the correct qualifications, licensing and insurances. • Ensure the extent of works and costs are balanced
with the benefits. • Check the warranty/guarantee of the works being provided. • Cost verification – to ensure costs are fair and reasonable.
Experts such as quantity surveyors can assist. • Receive expert assistance to manage the works as a
third party; this will save time and money. Construction management is not a strata manager’s area of expertise. Whilst the above may seem simple, strata building works can be complex with multiple stakeholders and personalities to manage. Coupled with environmental factors such as labour shortages, cost of materials and supply chain issues, realising your investment requires careful planning right from the start. These challenges may be further compounded if an OC takes a significant period of time to progress building works. The introduction of new regulations may tighten compliance requirements and broaden scopes of works. Inevitably costs will increase, and therefore, so will the size and cost of the overall project. It is critical that OCs make timely decisions to progress
• Forensic investigations - identify all underlying issues.
building works. The industry is seeing delayed jobs being
Only addressing symptoms on the surface will be more
re-quoted at higher amounts due to the increased costs
costly in the long run.
of doing business. This is why it's imperative owners
• Scope it correctly - a detailed specification outlines
all works required. • Obtain quotes based on the same scope of works
(like for like).
caring counts | sedgwick.com
understand that realising their investment may not be immediately seen or felt. However, experience shows that when you don’t invest time or money wisely, it will cost more in the long run.
4 KEY CRITICAL ITEMS You need it to be all inclusive
You need it to conform with the current statuaroty requirements
You need a warranty or guarantee
You need it to ensure the extent and costs are balanced with the benefits
S E D GW I C K B U I L D I N G CO N S U LTA N C Y S E RV I C E S We have provided expert building consultancy services for the past 20 years. As the largest home warranty consultancy specialist team in Australia, Sedgwick has extensive capabilities in forensic building consultancy, technical inspection service (TIS), policy assessments, preparation of scopes of work, tender validation processes and construction management. Our specialty is the management of remediation work within the residential, multi-storey residential and mixed-use strata complex landscapes.
Contact us if you require assistance with your building repair issues, planning and/or associated costs. Edwina Feilen | Business solutions manager,
Building consultancy division, Sedgwick Australia
To learn more about our
P. +61 424 750 900
strata solutions, click here
E . sales.au@sedgwick.com
caring counts | sedgwick.com
If the source of the leaks causing the damage to walls is arising from locations involving common property, then it is likely owners corporation’s responsibility.
If they won’t fix the building, are they responsible for resultant damage to walls and window coverings?
Our strata plan has had persistent water leaks for years. The owners corporation rejected a consultant’s proposal for remediation of the building. Is the owners corporation responsible for repairing the resultant damage in lots to walls and window coverings? Our strata plan has had significant water leaks for many years. Last year, a consultant’s report and scope of work to remediate the entire building was rejected by the owners corporation at a general meeting. Many owners continue to have water leaking into their units around the windows, through the ceiling, etc. The water leaks have been going on for many years. There have been many quick fix-ups and patches, but nothing substantial has been done to stop the water from entering the building. The owners corporation has failed to maintain the property in a good, safe state of repair. Our strata management company recently terminated their agreement because they felt our owners corporation was in breach of strata legislation. Would the owners corporation be responsible for repairing damaged walls, window coverings, etc, which is a direct result of not attending to appropriate building maintenance, even if the owners have contents insurance? 8 www.lookupstrata.com.au
The owners corporation has the duty to maintain and repair common property. Section 106 of the Strata Schemes Management Act 2015 in this regard relevantly provides: 1. An owners corporation for a strata scheme must properly maintain and keep in a state of good and serviceable repair the common property and any personal property vested in the owners corporation. 2. An owners corporation must renew or replace any fixtures or fittings comprised in the common property and any personal property vested in the owners corporation. 3. This section does not apply to a particular item of property if the owners corporation determines by special resolution that– a. i t is inappropriate to maintain, renew, replace or repair the property, and b. its decision will not affect the safety of any building, structure or common property in the strata scheme or detract from the appearance of any property in the strata scheme. I imagine the report from the consultant would have identified those aspects that are common property. If the source of the leaks causing the damage to walls is arising from locations involving common property, it is likely a responsibility of the owners corporation. From your email, the water leaks are a major issue for the building. As such, it does not appear to me that section 106(3) would apply in this instance. Pierrette Khoury | Khoury Lawyers pierrette@khourylawyers.com.au READ MORE HERE
Who pays to investigate the cause of cracks? An owner has cracks in the internal walls of the lot. Is it the owners corporation’s responsibility to investigate the cause of the cracks? Our strata plan consists of free-standing townhouses. One lot has cracks in the bathroom along the internal walls and bathtub. The cracks do not appear on the external walls of the townhouse. The lot owners have requested an investigation of the doomer roof underneath the bathroom to determine whether the cracks are structural. Would the investigation be the cost of the owners corporation?
It would be prudent to have the owners corporation’s experts investigate the cause/source of the defect to determine who bears what responsibilities and liabilities.
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Though internal walls are generally within the cubic air space of a lot (and therefore lot responsibility) if a defect in the common property causes damage to lot property, the owners corporation is liable to rectify the common property defect and any consequential damage to lot property, e.g. internal walls, bathtub. It would be prudent to have the owners corporation’s experts investigate the cause/ source of the defect to determine who bears what responsibilities and liabilities, e.g. common property defect or potential cracks caused by unlawful works by the subject or another lot or neighbouring development, etc. The owners corporation’s expert will be able to opine on whether it is necessary to access/ open the dormer roof and/or if investigative or alternative access/inspection is advisable. Leanne Habib | Premium Strata info@premiumstrata.com.au READ MORE HERE
Enhancing your property’s insurability by improving bushfire risk rating
12 www.lookupstrata.com.au
Q
Our strata plan is in a bushfire prone area. Should we consider the appropriateness of our building materials?
Given that our strata plan is in a bushfire prone area, this prompts considerations about the BAL rating and the necessary repairs for the common property. It also raises questions about appropriate materials and who should oversee these matters. Should the control rest with the strata manager, the committee, individual lot owners, or perhaps a collaborative effort involving all three parties?
A
Failure to comply can expose owners corporations to liabilities associated with non-compliance.
Compliance with relevant building and fire codes is a paramount consideration for any strata building, as failure to comply can expose owners corporations to liabilities associated with non-compliance. From an insurance perspective, insurers rate more favourably on buildings with 100% noncombustible materials. The most favourable ratings are for properties with brick or concrete external walls. Insurers also rate based on the property’s location, including proximity to bushland, and will consider fire safety and risk engineering factors.
owners corporation. This proactive step can potentially enhance the property’s insurability by improving its risk rating. Nonetheless, such a decision requires careful consideration and consultation, ideally with a qualified insurance broker. Before embarking on any material upgrade project, seeking advice from an insurance adviser to understand the benefit to the owners corporation is highly advisable. Tyrone Shandiman | Strata Insurance Solutions tshandiman@iaa.net.au READ MORE HERE
In cases where neither the insurer nor local authorities require a change in materials, the decision to upgrade building materials to reduce the property’s risk rating falls to the
13
Can my neighbours use my parking space while I’m away?
Do my strata committee members have a say about whether I allow my neighbours to use my parking space while I’m away? The strata committee does not have a say in who you allow to park in your parking space while you are away. The short answer is no. The strata committee does not have a say in who you allow to park in your parking space while you are away. If the parking space is part of your lot, or a separate lot which you own, it is your property and you can allow your neighbour to use your parking space. If your use of the parking space is granted by way of an exclusive use by-law, you have the exclusive use of the parking space and can permit your neighbours to use it whilst you are away. The strata committee does not have a say in this unless the by-law provides otherwise, however I would be surprised if the by-law would provide for this. If the parking space is a common property parking space with no by-law, you may have been granted written consent to park in that space under the model by-law regarding parking. If this is the case, you have been permitted to park there and you cannot allow your neighbour to park in the space unless they have the written consent from the owners corporation, following a resolution of either the strata committee or owners corporation. Matthew Jenkins | Bannermans Lawyers enquiries@bannermans.com.au READ MORE HERE
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A roof with a view Hyde Park Plaza’s refurbished rooftop has elevated leisure and property value for residential strata owners. The secret? Eying the horizon of remediation. Overlooking the eponymous park in Sydney’s CBD, this prominent high-rise building comprises a 186-lot strata scheme. Colin Campbell, chair of the strata community, was tasked with rejuvenating the rooftop for the benefit of lot owners. “Dating back to the 1970s, recreational facilities were starting to get rundown,” recalls Colin. “Our goal was to create a modern, desirable and usable space.”
Powerful partnering.
Seeking expertise, Colin appointed Webber Architects in a design capacity, and then the Remedial division of Paynter Dixon. “We had the opportunity to develop the rooftop in other avenues than just fixing ongoing issues,” says Keiran Brooks, a director with the architectural firm. “We provided concept designs on how to better utilise the area, such as repurposing spaces and re-arranging the layout.”
The resulting scope of works comprised a new spa, pergola, gymnasium, viewing platform, decking and refurbished pool.
WATCH VIDEO New cooling towers were installed to enhance the scope for adjusting energy usage per building requirements. American designers were also engaged to specify a stainless-steel spa, with the end-product representing a first in the Australian market. Tim Kurniadi, Remedial Sector Lead for Paynter Dixon, says the investment has paid off.
”
The cost difference is negligible in the overall scheme of the works, but the uplift to the area has also increased the principal value of the property.”
"It was an opportunity to recoup the expense of remedial works which had to be done in the first place.” Colin trusts the partnership. “I personally worked with both Tim and Keiran, and they were amazing. I would go so far as to say they went from being business associates to friends. By the end of this, we would ring each other and discuss issues, and they would be remedied straight away – because it’s never easy, but they always came up with the solution, and full credit to them.”
To learn more, contact:
Tim Kurniadi Remedial Sector Lead, Paynter Dixon tim.kurniadi@ paynterdixon.com.au
paynterdixon.com.au
Is there insurance for lot owners to bridge the gap between the strata insurance value and the actual cost of rebuilding my apartment? Is there any insurance available to lot owners to cover the gap between what our strata building has insured my apartment for and the actual cost of rebuilding or repairing it? Is there any insurance available to lot owners to cover the gap between what our strata building has insured my apartment for and the actual cost of rebuilding or repairing it? I recently completed renovations on my twobedroom apartment in Zetland. I’ve replaced the kitchen, main bathroom, ensuite and laundry. The cost of renovations was $230,000. If the apartment was destroyed, would our strata insurance cover the cost of returning my apartment to its current luxury condition? Can I take out any insurance for this?
It is the responsibility of the owners corporation to insure the property for its complete replacement value, inclusive of any renovations, as stipulated by the Strata Management Act. Strata insurance cover is intended to return the property to the same condition as before the event. Separate gap insurance policies are neither offered nor necessary, as it is the responsibility of the owners corporation to insure the property for its complete replacement value, inclusive of any renovations, as stipulated by the Strata Management Act.
18 www.lookupstrata.com.au
Also, it is important to highlight that buildings can only be insured under the property section of the strata insurance policy. They cannot be considered under contents policies. The majority of strata insurance policies include cover for lot owners fixtures and fittings. The standard coverage is $250,000 or $300,000 per lot, and some policies include a percentage limit based on the building sum insured. This benefit is designed to cover instances where lot owners replace existing or install additional fixtures and fittings in their lot/unit without the owners corporation being aware of the improvements. As a consequence, the cost of these improvements may not be included when arriving at the building replacement cost, thus increasing the possibility of underinsurance in the event of a major loss. The automatic cover provided by the insurer allows for extra rebuild costs in addition to the building sum insured if a lot owner has upgraded their property without the owners corporation knowing or factoring this into the building sum insured. Strata insurance policies are specifically crafted to account for owners renovating their properties. If you are unsure about the extent of coverage, we recommend that either the committee or the individual owner seek specialised advice regarding their policy from their insurer or broker. Tyrone Shandiman | Strata Insurance Solutions tshandiman@iaa.net.au READ MORE HERE
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How can owners reverse a committee decision?
A resolution was passed to replace air conditioning units and limit the hours of use. Many owners are not happy. Can we do anything to reverse the decision? At the EGM, three attendees passed a resolution to replace air conditioning units for a commercial building. The air conditioning units will only run 9 am – 5 pm on weekdays. I own two commercial lots in the building. I run an after school care business, which mainly runs outside of business hours. Many of the 25 lot owners are unhappy with the resolution and the ridiculous quoted price. In addition, my levy costs for this installation are disproportionately higher than all other lot owners. I have tried discussing the matter with our strata management, but they say they are following the law. Can we do anything to reverse the decision?
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If a majority of owners do not agree with the decision, those owners whose unit entitlement are at least one quarter should make a qualified request for the owner corporation to convene another general meeting. If the hours of operation of the air conditioning units are being changed, it arguably requires a special resolution under section 108 of the Strata Schemes Management Act 2015. If a majority of owners does not agree with the costs to replace the air conditioning units, or their hours of operation, those owners whose unit entitlement are at least one quarter should make a qualified request for the owner corporation to convene another general meeting. They should request motions on the agenda to overturn the previous decision.
If the motions were resolved by ordinary resolution, an ordinary resolution is required to reverse the decision. Similarly, if the motions were specially resolved, they will require a special resolution to overturn. Any levies raised for the common property air conditioning units must be raised in accordance with the schedule of unit entitlement. Matthew Jenkins | Bannermans Lawyers enquiries@bannermans.com.au READ MORE HERE
Empowering EVs How NCC 2022 and IPD Spark a Change in Charging
Australia has witnessed a rapid surge in the adoption of electric vehicles (EVs) since 2011, as illustrated in Figure 1. The embrace of EV technology has been swift and substantial, reflecting a growing trend towards sustainable transportation solutions across the country.
EV SALES IN AUSTRALIA: 2011-2023 BEV
PHEV
Forecast Q3/Q4 2023 BEV Sales
Forecast Q3/Q4 2023 PHEV Sales
EV % Share
8.4%
100 90
Thousands
80 70 60 50
3.81%
40
2.05%
30 20 10
0%
0.02 %
0.02 %
0.12 %
0.15%
0.12 %
0.19 %
0.21 %
2011
2012
2013
2014
2015
2016
2017
2018
0.65%
2019
0.78 %
2020
2021
2022
YTD June 2023
Source: Electric Vehicle Council
This article will explore the profound impact of the National Construction Code 2022 update on EV chargers and how IPD can help accelerate the electrification of transportation. The National Construction Code is a document that sets the minimum requirements for building developments in Australia. Updated every three years, the NCC addresses numerous components of infrastructure and construction, incorporating energy efficiency and sustainability. The 2022 edition indicates a substantial step forward in supporting sustainability, and it has a direct effect on the installation of EV chargers. At IPD, we are committed to helping you charge ahead, and our innovative EV charging solutions ensure that you achieve full compliance with the NCC 2022. On-site renewable energy equipment monitoring, electric vehicle charging monitoring, battery systems monitoring, and energy data consolidating are all aspects outlined in the updated National Construction Code that IPD puts at the forefront of our products. One of the most significant modifications in the NCC 2022 is the prominence of energy efficiency and sustainability. This directly affects EV chargers, as they are fundamental to the larger objective of decreasing greenhouse gas emissions. The code now insists on buildings to be more energy efficient and encourages the use of renewable energy sources. NCC 2022 also has substantial considerations of accessibility and inclusivity, ensuring that buildings and infrastructure are usable by all.
The NCC 2022 supports adaptive design and scalability, which is vital for the EV charging infrastructure. This ensures that buildings and developments are constructed with the flexibility to adapt to shifting demands. For EV chargers, it means that new charging stations can be added and existing ones expanded without major alterations. IPD specialises in three-phase chargers that are ready to accommodate any evolving electric vehicle requirements, as opposed to standard single-phase chargers that may necessitate upgrades or replacements.
The National Construction Code 2022 is a momentous change for the installation of electric vehicle chargers in Australia. With a focus on energy efficiency, accessibility, streamlined approval processes, adaptive design, and local customisation, the NCC 2022 paves the way for a prompt expansion of EV charging infrastructure, and IPD wants to help you charge ahead. As electric vehicles become more prevalent on Australian roads, the availability of convenient and efficient charging options will be essential to their widespread adoption. For any further questions regarding electric vehicle charging infrastructure, please contact IPD at customerservice@ipd.com.au or 1300 556 601.
How to communicate with your committee
As an owner, what communication approach is most effective for prompting the strata committee to respond to requests, instructions, or questions?
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You need to make sure that your message to the committee is clear and it needs to be something they can make a decision on.
The clearer, the better. You need to make sure that your message to the committee is clear, and it needs to be something they can make a decision on. If you provide a lot of words, and include nothing that enables the committee to make a decision, you’re just throwing out statements without any questions. That’s a mistake. To begin with, you need to compel the committee to take an action they can take, and committees make decisions. You’ve got to give them a firm concept, we call it a motion, that they can decide upon. That way, they must take action. Chris Irons | Strata Solve chris@stratasolve.com.au READ MORE HERE
We understand that choosing the right people to upgrade the facade of your building is one of the biggest decisions a Strata Committee can make. Our mission is to make that decision as informed as possible whilst ensuring the project itself is painless for both the Committee and the building owners. Over 30 years in the industry means CPR has a deep understanding of client needs. We know that providing a professional process - on time and in budget - is just as important as delivering a flawless final result. Call us today for a no obligation consultation on 1800 322 223 or visit our website at www.paintlab.com.au
25
Identifying thermal loss and improving energy efficiency in buildings
What are AI capabilities to identify thermal loss and improve the energy efficiency of buildings? In the not too distant future, a specialised AI-based platform will provide energy audits for building owners.
26 www.lookupstrata.com.au
Stephen: We’re currently working with a company developing a comprehensive energy auditing system using our external thermal imaging combined with the internal thermal assessment and thermal monitoring to create a comprehensive energy auditing platform. In the not too distant future, there will be a specialised AI based platform that can provide energy audits for building owners. It’s designed primarily for the industrial and commercial space, but it will have applicability in high-rise residential, especially where the building has an integral HVAC system. It’s not that far away.
Edwina: We will see much more in this space, with environmental and social governance becoming a big part of the industry. The technology is moving that way. The government is advocating for change and for buildings to become carbon-neutral. It’s only natural that the technology will evolve in this direction. Edwina Feilen | Sedgwick edwina.feilen@au.sedgwick.com Stephen Thornton | Voltin Steve@voltin.com.au READ MORE HERE
The Strata Collective. Where People Matter. The Strata Collective was formed with a simple goal – to provide a professional strata management service to clients who want a close, personal relationship with their Strata Manager. We are a next generation Strata Management business that you can count on.
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How do we know if the contract was signed validly? Although not on the committee, the builder signed a three year contract when he was unfinancial. Is the contract valid? Our builder owns a few lots in the building but is not on the committee. Our strata manager sent our committee a contract. The committee found the builder had signed the three year contract. Further investigation indicates the builder was unfinancial when he signed the contract. Should the contract be signed by at least two committee members? Is the contract valid?
We would need to analyse some key elements, such as the capacity in which the builder/ owner signed the agreement.
28 www.lookupstrata.com.au
Strata schemes enter into agreements by affixing their “common seal” to it. Then, persons will “attest to” the common seal being affixed by writing their signatures next to it. There are different ways to attest to the affixing of a common seal. Section 273 of the Strata Schemes Management Act 2015 (NSW) specifically outlines the way to affix the common seal to an agreement: 1. T he seal of an owners corporation that has only one owner or 2 owners must not be affixed to any instrument or document except in the presence of the owner or owners or the strata managing agent of the owners corporation. 2. The seal of an owners corporation that has more than 2 owners must not be affixed to any instrument or document except in the presence of—
a. 2 persons, being owners of lots or members of the strata committee, that the owners corporation determines for the purpose or, in the absence of a determination, the secretary of the owners corporation and any other member of the strata committee, or
In the example given, we would need to analyse some key elements, such as the capacity in which the builder/owner signed the agreement.
b. the strata managing agent of the owners corporation.
• the common seal was affixed; or
3. The strata managing agent must attest the fact and date of the affixing of the seal— a. by his or her signature, or b. if the strata managing agent is a corporation, by the signature of the president, chairperson or other principal officer of the corporation or by any member of staff of the corporation authorised to do so by the president, chairperson or other principal officer.
For example, whether: • the owners corporation is the named party to the contract (or whether it was the builder); • two persons attested to the common seal being affixed. If not, the agreement may not have been entered into properly. Tim Sara | Strata Choice tsara@stratachoice.com.au READ MORE HERE
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ABN Lift Consultants 02 8004 6832 info@abnlift.com www.abnlift.com
ABN Lift Consultants Suite 43, 48 – 50 George Street, Parramatta NSW, 2150 PO Box 254 Wentworth Falls NSW 2782
Fixing leaks in individual apartments can reduce water use by up to 30%. Download the City of Sydney’s water guide, which explains where water is used, how it is metered and paid for, and what you can do to reduce water use in your building: cityofsydney.nsw.gov.au/guides/water -guide-apartment-buildings This guide is aimed at strata managers, building managers and committee members.
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Strata Community Association (SCA NSW) is the peak professional industry body and consumer advocate for Strata and Community Title Management in New South Wales. Membership includes strata managers, support staff, and strata service providers to the industry. SCA (NSW) has in excess of 3,000 members who help oversee, advise or manage over 750,000 lots in NSW. SCA (NSW) champions consumer rights and advocates for the highest industry standards and professionalism.
BECOMING A MEMBER IS EASY.... JOIN SCA (NSW) TODAY To access exclusive benefits such as 9 Enhanced credibility and recognition of being an accredited professional member 9 Continuing Professional Development 9 Strata specific education courses 9 Industry awards recognition 9 Networking events 9 Access to resources, best practice guides and templates
WHO WE ARE The peak industry body for Strata and Community Title Management in NSW. WHAT WE DO We are a professional association and consumer advocate for strata managers, strata owners and suppliers to the sector. WHY IT MATTERS We raise strata industry standards and provide members with professional recognition and a competitive advantage.
NSW Govt Announces $10million Grant for EV Ready Building Upgrades. Exciting news for all residents and owners of strata buildings across NSW. The NSW Government has unveiled a $10 million grant program to retrofit buildings with the technology needed to support EV charging stations. The EV Ready Building Grant Program is designed to assist eligible strata apartment buildings in both metropolitan and regional areas. Here’s what you need to know: What Does the Grant Cover? The program will co-fund up to 80% of the cost for each building upgrade, with a maximum cap of $80,000. This means eligible strata apartment buildings can get substantial financial support for EV infrastructure improvements. Whether it’s installing EV charging stations or upgrading electrical infrastructure to support EV charging, the grant is here to help. In addition to retrofitting EV charging infrastructure, the program is dedicated to supporting the installation of up to 4 shared-use EV chargers in visitor parking spots. This means that residents, guests, and visitors can conveniently charge their EVs, making it easier for everyone to embrace EVs as a sustainable mode of transportation.
(02) 9492 8200
Why Should You Apply? By applying for the EV Building Grant Program, you can take advantage of significant cost savings associated with owning an EV, including reducing the cost of installing EV charging infrastructure in a common area. Not only will this grant increase the value and appeal of your strata scheme, but it will also encourage the use of EVs and reduce carbon emissions. How to Apply To seize this exciting opportunity, visit – https://www.energy.nsw.gov.au/businessand-industry/programs-grants-andschemes/electric-vehicles/electric-vehicleready. Applications will remain open until the funding is exhausted, so be sure to review the eligibility criteria and don’t miss your opportunity to be part of this green revolution to secure your building’s share of the $10 million grant fund.
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EDUCATION & TRAINING LookUpStrata
Australia’s Strata Title Information Site W: https://www.lookupstrata.com.au/ E: administration@lookupstrata.com.au
Strata Community Association P: 02 9492 8200 W: https://www.strata.community/ E: admin@strata.community
Owners Corporation Network
SOFTWARE Mimor
Connecting People – Creating Communities P: 1300 064 667 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
Urbanise
The Independent Voice of Strata Owners W: https://ocn.org.au/ E: enquiries@ocn.org.au
Automate your workload to increase efficiency. P: 1300 832 852 W: https://www.urbanise.com/ E: marketing@urbanise.com
Your Strata Property
Resvu
Demystifying the legal complexities of apartment living
W: https://www.yourstrataproperty.com.au/ E: amanda@yourstrataproperty.com.au
FACILITY MANAGEMENT LUNA
Building and Facilities Manager P: 1800 00 LUNA (5862) W: https://www.luna.management/ E: info@luna.management
First Facility Management Pty Ltd Putting You First P: 0402 083 404 W: https://firstfm.net.au/ E: admin@firstfm.net.au
RFM Facility Management Pty Ltd
Strata and Specialist Cleaners P: 1300 402 524 W: https://www.rfmfacilitymanagement.com.au/ E: nathan@rfmfacilitymanagement.com.au
Elite Building Managers Australia Education for Building Managers P: 0420 520 976 W: https://www.elitebma.com/ E: matt@elitebma.com
Customer Service Software for Strata P: 08 7477 8991 W: https://resvu.io/ E: enquiries@resvu.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
StrataVault
Connecting people, processes, and applications P: 1300 082 858 W: https://globalvaults.com.au/ E: team@thestratavault.com
Onsite Building Management Software Modern and user friendly BMS P: 0490 091 887 W: https://onsite.fm/ E: hello@onsite.fm
MARKETING Ki Creative Design
Purposeful Design Solutions P: 0451 541 006 E: kiara.mcilroy@gmail.com
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BUILDING ENGINEERS & INSPECTORS Sedgwick
Building Consultancy Division & Repair Solutions W: https://www.sedgwick.com/solutions/global/au E: sales@au.sedgwick.com
QIA Group
Comapliance Made Easy P: 1300 309 201 W: https://www.qiagroup.com.au/ E: info@qiagroup.com.au
BIV Reports
Specialist in Strata Compliance Reports P: 1300 107 280 W: https://www.biv.com.au/ E: biv@biv.com.au
GQS
Quantity Surveyors & Building Consultants P: 1300 290 235 W: https://gqs.com.au/ E: info@gqs.com.au
Seymour Consultants
Body Corporate Report Specialists W: https://www.seymourconsultants.com.au/ E: info@seymourconsultants.com.au
BCRC
Construction Materials & Durability Consultants P: 02 9131 8018 W: https://bcrc.com.au/ E: sydney@bcrc.com.au
Roscon
Property services & facilities management P: 1800 767 266 W: https://www.roscon.com.au/ E: info@roscon.com
Budget Vals
Built For Strata P: 1300 148 150 W: https://www.budgetvals.com.au/ E: reports@budgetvals.com.au
Leary & Partners
Quantity surveying services since 1977 P: 1800 808 991 W: https://www.leary.com.au/ E: enquiries@leary.com.au
Mabi Services
Asbestos, Safety & Building Consultants P: 1300 762 295 W: https://www.mabi.com.au/ E: info@mabi.com.au
Forte Asset Services
FIRE | ELECTRICAL | HVAC P: 1300 920 752 W: https://www.forteassetservices.com.au/ E: info@forteas.com.au
Quality Building Management
keeping your buildings legally compliant and safe P: 1300 880 466 W: https://qbm.com.au/ E: sales@qbm.com.au
HFM Asset Management Pty Ltd Leaders in Building Efficiency P: 0407 734 260 W: https://www.hfmassets.com.au/ E: david.chokolich@hfmassets.com.au
CORE Consulting Engineers
Delivering 360° engineering solutions for strata P: 02 8961 3250 W: https://coreconsultingengineers.com.au/ E: admin@core.engineering
Auric Projects
Managing clients P: 02 9918 2200 W: https://auricprojects.com.au/ E: info@auricprojects.com.au
Independent Inspections
Sinking Fund Forecast, Insurance Valuations, OHS P: 1300 857 149 W: http://www.iigi.com.au/ E: admin@iigi.com.au
Solutions in Engineering
Quality Reports On Time, Every Time! P: 1300 136 036 W: https://www.solutionsinengineering.com/ E: enquiry@solutionsinengineering.com
Landlay Consulting Group
A Strata Remedial Consultancy P: 02 8095 8556 W: https://www.landlay.com.au/ E: admin@landlay.com.au
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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
Rawlinsons
Calculated Confidence P: 08 9424 5800 W: https://www.rawlinsonswa.com.au/ E: info@rawlinsonswa.com.au
Strataregister.com Pty Ltd
Find the Strata / CT Manager for your property P: 0411 483 249 W: https://www.strataregister.com/ E: hello@strataregister.com
STRATA LAWYERS Kerin Benson Lawyers Pty Ltd
Specialised Legal Advice for Strata P: 02 8706 7060 W: https://kerinbensonlawyers.com.au/ E: enquiries@kerinbensonlawyers.com.au
Khoury Lawyers Pty Ltd
Client focused, Results Driven P: (02) 8005 3086 W: https://khourylawyers.com.au/ E: pierrette@khourylawyers.com.au
Madison Marcus Law Firm
Be Empowered P: 131 529 W: https://www.madisonmarcus.com.au/ E: strata@madisonmarcus.com.au
Holman Webb Lawyers
Body Corporate Disputes & Litigation Specialists P: 07 3235 0100 W: https://www.holmanwebb.com.au/ E: shane.roberts@holmanwebb.com.au
Royer Mace Lawyers
Your Property is our Priority P: 0434 388 898 W: https://royermace.com.au/ E: solon@royermace.com.au
Bugden Allen Graham Lawyers
Australia’s leading strata law experts P: 02 9199 1055 W: https://bagl.com.au/ E: info@bagl.com.au
JS Mueller & Co Lawyers
Specialist ‘Plain English’ NSW Strata Lawyers W: https://www.muellers.com.au/ E: enquiries@muellers.com.au
Williamson Lawyers
A construction and strata lawyer ready to listen W: https://www.williamsonlawyers.com.au/ E: shane@williamsonlawyers.com.au
Douglas Cheveralls Lawyers
The Go-To Strata Lawyers P: 08 9380 9288 W: https://www.dclawyers.com.au/ E: office@dclawyers.com.au
Bannermans Lawyers
High Quality Specialist Legal Services P: 02 9929 0226 W: https://www.bannermans.com.au/ E: enquiries@bannermans.com.au
Grace Lawyers
Know. Act. Resolve. W: https://gracelawyers.com.au/ E: enquiries@gracelawyers.com.au
Speirs Ryan
P: 02 9248 3400 W: https://www.speirsryan.com.au/ E: ssaw@speirsryan.com.au
Watson & Watson Lawyers
“when experience matters”….. P: 02 9221 6011 W: https://www.watsonandwatson.com.au/ E: richard@watsonandwatson.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
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STRATA MANAGEMENT Premium Strata
Diamond-Class strata management agency P: 02 9281 6440 W: https://www.premiumstrata.com.au/ E: info@premiumstrata.com.au
The Strata Collective
A next generation strata manager. People matter. P: 02 9879 3547 W: https://www.thestratacollective.com.au/ E: rsmith@thestratacollective.com.au
Bridge Strata P/L
The bridge between you and your corporation P: 02 6109 7700 W: https://bridgestrata.com.au/wp/ E: jan@bridgestrata.com.au
Bright & Duggan
Strata Professionals P: 02 9902 7100 W: https://bright-duggan.com.au/ E: customercare@bright-duggan.com.au
Civium Communities
When you build trust, you build a community P: 1300 724 256 W: https://civium.com.au/ E: clientservices@civium.com.au
Vital Strata
Strata Made Simple P: 02 9008 1112 W: https://www.vitalstrata.com.au/ E: hello@vitalstrata.com.au
ASM – Australian Strata Management Helping Strata Communities Thrive P: 1300 777 276 W: https://asmstrata.com.au/ E: administration@mbcm.com.au
Sky Living Strata
Providing a superior customer experience P: 02 9299 1100 W: https://www.skylivingstrata.com.au/ E: enquiries@skylivingstrata.com.au
Townhouse Strata PTY Ltd
Strata Management with a Difference P: 02 4971 0363 W: https://www.townhousestrata.com.au/ E: alan@townhousestrata.com.au
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Strata Central
Boutique Strata Management Services P: 02 8036 5518 W: https://stratacentral.com.au/ E: enquiries@stratacentral.com.au
Acumen Strata
Tailored Strata Management Solutions P: 02 7253 5820 W: https://www.acumenstrata.com.au/ E: info@acumenstrata.com.au
Quantum United Management
Creating vibrant and connected communities P: 61 383 608 800 W: https://www.quantumunited.com.au/ E: info@quantumunited.com.au
INSURANCE Strata Insurance Solutions
Protecting owner assets is who we are P: 1300 554 165 W: https://www.stratainsurancesolutions.com.au/ E: info@stratainsurancesolutions.com.au
Whitbread Insurance Brokers Empower Your Vision P: 1300 424 627 W: https://www.whitbread.com.au/ E: info@whitbread.com.au
CHU Underwriting Agencies Pty Ltd
Specialist Strata Insurance Underwriting Agency W: https://www.chu.com.au/ E: info@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
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DEFECT RESTORATION
FIRE SERVICES
MJ Engineering Projects
Linkfire Pty Ltd
Klaar
Chief AFSS Services
Remedial Consultant Engineers P: 1300 571 991 W: https://mjengineeringprojects.com.au/ E: info@mjengineeringprojects.com.au The Strata Building Specialists P: 02 8003 4547 W: https://klaar.com.au/ E: build@klaar.com.au
Ouroboros design
Architect assistance with upgrades and renovations P: 0400 152 833 E: garymo12@gmail.com
ELECTRICAL Altogether Group
Power.Water.Data P: 1300 803 803 W: https://altogethergroup.com.au/home-business/ E: eaustin@altogethergroup.com.au
ENM Solutions
Providing Solutions for Embedded Networks P: 1300 000 366 W: https://www.enmsolutions.com.au/ E: info@ENMSolutions.com.au
Energy On Pty Ltd
P: 1300 323 263 W: https://www.energyon.com.au/ E: EnergyServices@EnergyOn.com.au
McIntosh Electrical Pty Ltd
Powered by Trust P: 1300 627 727 W: https://www.mcintoshelectrical.com.au/ E: jenny@mcintoshelectrical.com.au
EMERLITE ELECTRICAL SERVICES
We Answer The Phone - No Job Too Big Or Small P: 07 5591 9191 W: https://www.emerlite.com.au/ E: office@emerlite.com.au
Your Essential Safety Partner P: 1300 669 439 W: http://www.linkfire.com.au/ E: sales@linkfire.com.au YOUR AFSS COMPLIANCE IS OUR PRIORITY P: 0405 932 458 W: https://afssfirechief.com.au/ E: melanie@chiefmechanicalservices.com
2020 Fire Protection
Experts in Fire Protection for Strata P: 1300 340 210 W: https://www.2020fireprotection.com.au/ E: service@2020fire.com.au
Fire Safety Constructions
Compliant Specialist since 1999 P: 02 9945 3499 W: http://www.firesafetyconstruction.com.au/ E: info@firesafetyconstructions.com.au
Betta Fire Protection
Compliance you can trust P: 02 8669 9108 W: https://bettafireprotection.com.au/ E: info@bettafireprotection.com.au
SUSTAINABILITY Humenergy
People, innovation and value sharing P: 1300 322 622 W: https://www.humenergy.com.au/ E: Info@humenergy.com.au
The Green Guys Group
Austalia’s Leading Energy Saving Partner W: https://greenguys.com.au/ E: sean@greenguys.com.au
Fair Water Meters
Retrofit sub-metering specialists P: 1300 324 701 W: https://fairwatermeters.com.au/ E: info@fairwatermeters.com.au
DELIVERY & COLLECTION SERVICES Groundfloor™
PRINT YOUR DIRECTORY HERE
Australian parcel, mail, and refrigerated lockers P: 03 9982 4462 W: https://groundfloordelivery.com/ E: ask@groundfloordelivery.com
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PLUMBING
WINDOWS & DOORS
Stormwater Sydney
Windowline Pty Ltd
P: 1300 741 003 W: https://stormwatersydney.com/ E: admin@stormwatersydney.com
P: 02 8304 6400 W: https://windowline.com.au/ E: info@windowline.com.au
Inspection, Repair and Maintenance of drainage assets
Replacement window and door specialists
HYDRAULICA Pty Ltd
ASQB Pty Ltd
Specialise in Drain & Pipe Cleaning W: https://www.hydraulica.com.au/ E: darren@hydraulica.com.au
Window & Door Repairs + Window Safety Compliance P: 02 9785 7893 W: https://www.asqb.com.au/ E: service@asqb.com.au
Mr Washer, Plumber To The Rescue
The Window Guy
Over 30 years serving Sydney Strata buildings P: 02 8583 2360 W: plumbertotherescue.com.au/strata-commercial.html E: jobs@mrwasher.com.au
WATERPROOFING Superseal Protective Coatings (SPC) Waterproofing & Epoxy Specialists P: 02 9774 1004 W: https://www.spcau.com/ E: info@spcau.com
Danrae Group
Remedial Waterproofing & Building Specialists P: 1800 326 723 W: https://www.danraegroup.com.au/ E: enquiries@danrae.com.au
VALUERS Asset Strata Valuers
Leaders in Strata Property Valuations P: 1800 679 787 W: https://assetstratavaluers.com.au/ E: workorders@assetstratavaluers.com.au
Adelaide StrataVal
Strata & Community Insurance Valuations P: 08 7111 2956 W: https://www.strataval.com.au/ E: valuations@strataval.com.au
ENERGY Arena Energy Consulting Pty Ltd
Independent Embedded Network Consulting Services P: 1300 987 147 W: https://www.arenaenergyconsulting.com.au/ E: info@arenaenergyconsulting.com.au
Don’t choose any guy, choose The Window Guy! P: 1300 663 664 W: https://www.thewindowguy.com.au/ E: info@thewindowguy.com.au
PAINTING Higgins Coatings Pty Ltd
Specialist painters in the strata industry W: https://www.higgins.com.au/ E: info@higgins.com.au
CPR Facade Upgrade Specialists
We clean, repair & repaint multi-storey buildings P: 0493 651 643 W: https://cprfacadeupgrades.com.au/ E: info@facadeupgrades.com.au
3 Colours Painting Services 3 Colours Painting Services P: 1300 883 635 W: https://3colours.com.au/ E: 3colours@3colours.com.au
Terra Australis Painting Services
Terra Australis Painting Services P: 0497 545 289 W: https://www.terraaustralispainting.com.au/ E: info@terraaustralispainting.com.au
FRANCHISERS Network Pacific Strata Franchise
Join our successful team P: 03 9999 5488 W: www.networkpacificstratafranchise.com.au/ E: networkpacific@franchisedevelopments.com.au
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RECRUITMENT SERVICES
Strata Solve
sharonbennie – Property Recruitment
Insight Resolutions
Property Recruitment Partners
Untangling strata problems P: 0419 805 898 W: https://stratasolve.com.au/ E: chris@stratasolve.com.au Reconcile and rebuild through mediation P: 0413 334 633 W: https://insightresolutions.com.au/ E: vad.mediation@gmail.com
STRATA LOAN PROFESSIONALS
Matching top talent with incredible businesses P: 0413 381 381 W: https://www.sharonbennie.com.au/ E: sb@sharonbennie.com.au Recruitment Solutions Tailored for You P: 02 8313 5591 E: aaron@propertyrecruitmentpartners.com.au
ACCOUNTANTS
StrataLoans
Tinworth & Co
Lannock Strata Finance
Matthew Faulkner Accountancy
The Leading Strata Finance Specialist P: 1300 851 585 W: https://lannock.com.au/ E: strata@lannock.com.au
Strata Auditing specialists P: 0438 116 374 W: https://www.mattfaulkner.accountants/ E: matt@mattfaulkner.accountants
Austrata Finance
Incite Accountants & Advisors
LIFTS & ELEVATORS
SAFETY & SECURITY
Innovative Lift Consulting Pty Ltd
QUATRIX PTY LTD
The Lift Consultancy
Lock, Stock & Barrel Locksmiths Pty Ltd
The Experts in Strata Finance P: 1300 785 045 W: https://www.strata-loans.com/ E: info@strata-loans.com
Pay Now or Pay Later: It’s Your Choice® P: 1300 936 560 W: https://austratafinance.com.au/ E: info@austratafinance.com.au
Australia’s Vertical Transportation Consultants P: 0417 784 245 W: https://www.ilcpl.com.au/ E: bfulcher@ilcpl.com.au Trusted Specialised Advice P: 07 5509 0100 W: https://theliftc.com/ E: sidb@theliftc.com
ABN Lift Consultants
A team of friendly, open minded professionals P: 0468 659 100 W: https://www.abnlift.com/ E: andrew@abnlift.com
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Chartered Accountant & Strata Auditors P: 0499 025 069 W: https://www.tinworthaccountants.com.au/ E: caren.chen@tinworth.com
Provides a service that delivers the outcomes P: 02 8067 9015 W: https://www.inciteaccountants.com.au/ E: admin@inciteaccountants.com.au
Intercoms, Access Control, CCTV, Data, etc. P: 02 9554 3487 W: https://www.quatrix.com.au/ E: info@quatrix.com.au
P: 0411 700 072 W: https://www.lsblocksmiths.com.au/ E: info@lsblocksmiths.com.au
Macquarie Locksmiths & Security
Trusted Master Locksmiths since 1981 P: 02 9887 3433 W: https://www.macquarielocksmiths.com.au/ E: sales@macquarielocksmiths.com.au
LIST MY BUSINESS ROOFING Apt Roofing Pty Ltd
Everything Roofing! P: 02 9666 7373 W: https://www.aptroofing.com.au/ E: admin@aptroofing.com.au
CLOTHESLINES Lifestyle Clotheslines
Clothesline and washing line supplier & installer P: 1300 798 779 W: https://www.lifestyleclotheslines.com.au/ E: admin@lifestyleclotheslines.com.au
CLEANERS
Leaf Shield
Leafshield Gutter Protection Specialists P: 1300 362 246 W: https://leafshield.net.au/why-leafshield/ E: info@leafsheild.net.au
ANTENNAS
Arrow Abseiling Pty Ltd
Window cleaning, repair and maintenance P: 02 8957 3693 W: https://www.arrowabseiling.com.au/ E: contact@arrowabseiling.com.au
Waste Clear Pty Ltd
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
Towards a better tomorrow P: 1300 525 352 W: https://wasteclear.com.au/ E: admin@wasteclear.com.au
PROJECT MANAGEMENT Valen Project Services
Client-Side Project Management Specialists P: 02 8542 4293 W: https://valenprojects.com.au/ E: enquiries@valenprojects.com.au
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