OCTOBER 2023
Changing Lot Entitlements in NSW
Page 12 | Asset Strata Valuers
Magnesite — the hidden hazard that lies beneath
Page 22 | BCRC
Solar energy: harnessing the sun’s power for sustainable living
Page 34 | Strata Community Association NSW
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.
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.
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.
https://www.lookupstrata.com.au/about-us/
→ administration@lookupstrata.com.au
Liza Jovicic Sales and Content Manager4 Unlocking Solutions for Strata Challenges
Lannock Strata Finance
6 Upstairs neighbour refuses access to investigate leak
Pierrette Khoury, Khoury Lawyers
8 Door and window replacement considerations for water egress
Michael Hopwood, Valen Projects
10 If renewing strata insurance doesn’t warrant a strata meeting, what does?
Tyrone Shandiman, Strata Insurance Solutions
12 Changing Unit or Lot Entitlements in NSW
Asset Strata Valuers
14 Addressing noise issues when previous owners installed the non-complaint flooring
Leanne Habib, Premium Strata
16 Are we required to conduct a five yearly test on our fire panel?
Rob Broadhead, 2020 Fire Protection
18 The escalating cost of combustible cladding
Tim Kurniadi, Paynter Dixon
20 Liability for non-compliant building works
Pierrette Khoury, Khoury Lawyers
22 Magnesite — the hidden hazard that lies beneath BCRC
24 Replacing windows in an ageing strata scheme
Matthew Jenkins, Bannermans Lawyers
26 Can a secretary request to see the details of a proxy form?
Rod Smith, The Strata Collective
28 Can a by-law allow owners to place any items outside their lots?
Tim Sara, Strata Choice
30 Should we test and tag electrical items on common property?
Dakota Panetta, Solutions in Engineering
32 Strata manager will not distribute meeting minutes
Mark Louis, Vital Strata Management
34 Solar energy: harnessing the sun’s power for sustainable living
Strata Community Association NSW
36 Smart Green Apartments
City of Sydney
40 The NSW LookUpStrata Directory
Lannock Strata Finance’s NSW Business Development team share some insights on the challenges Owners, Owner Corporations, and Strata Managers are currently facing across NSW. The team delves into a range of pressing issues a ecting the strata sector and how their tailored financial solutions provide much-needed relief.
The team sees rising strata insurance costs as the top concern for Owner Corporations and Strata Managers. These surging premiums are straining budgets already struggling with inflation and economic challenges.
Hannah Phillips highlighted the predicament faced by Owner Corporations that have lost their strata schemes insurance or can only secure a 3–6-month insurance window due to needed remedial work.
Hannah emphasised, “The urgency to address these issues has never been higher because owning an uninsurable property could quickly make it unsaleable. Owners must act promptly to protect their investments.”
“The urgency stems from stricter insurance provider conditions. Which requires Owner Corporations to swi ly carry out repairs within specific timeframes to maintain coverage.”
Jenine Garcia added, “To be er assist Owner Corporations facing these challenges, the Lannock team actively seeks insights from Strata Managers and Owners. This input is invaluable, as it helps us refine our Insurance Premium Funding product to meet the changing needs of Owner Corporations in this demanding climate.”
Hannah Phillips shared that not only do engineers describe water ingress as a severe problem; they o en refer to it as ‘the Devil’, and emphasise the significant challenges water ingress creates for Owner Corporations and Strata Managers.
Hannah continued to relay the importance that engineers place on addressing the underlying causes of water ingress to preserve the property’s long-term health and value; such as damaged roofs, deteriorated sealants, or faulty plumbing.
Gemma Davey mentioned that extreme weather events have compounded the situation, resulting in more buildings needing immediate repairs. “We are observing a notable increase in the demand for funding to address water ingress problems.”
Upli s and Capital Improvement projects typically involve significant investments in upgrading or enhancing various aspects of the property.
Jenine Garcia shared, “There are long-term benefits, including increased property value, improved liveability, and financial sustainability that can come from capital improvement works.”
Jenine commented, “E ective communication, careful planning, and professional guidance can help navigate any short-term challenges and achieve successful outcomes from capital improvement projects.”
Gemma Davey happily shared that strata communities are embracing the green revolution through Lannock’s green funding initiatives. This support is making once-distant dreams of sustainable projects like solar installations and EV charging stations a reality.
Gemma added, “We’re proud to be empowering strata communities to embrace renewable energy sources with flexible financing solutions.”
Lannock Strata Finance is commi ed to sustainability and innovation, propelling strata communities toward a greener and more environmentally friendly future.
Lannock Strata Finance has joined forces with Carbon Neutral to contribute to a greener, more sustainable tomorrow. With each loan facilitated by Lannock, a tree will find its place in reforestation and habitat restoration e orts.
With many strata buildings in Sydney dating back to between 1960 and 1980, maintenance and investment are crucial to ensure these structures remain safe and up to current living standards.
When it comes to remediation works in ageing buildings, Jenine Garcia highlights the critical factors driving remediation are fire safety, structural integrity, and aesthetic improvements.
Hannah and Jenine agreed that residents in strata buildings appreciate living in safe, comfortable, and a ractive environments. Jenine continued, “Investing in maintenance and improvements contributes to resident satisfaction and community well-being.”
Hannah added, “Who doesn’t want to feel safe and comfortable in their own home”.
In the NSW market, developer defects and subsequent remediation e orts have been significant concerns for strata complexes and homeowners.
Hannah Phillips commented, “Unfortunately Owner Corporations are now compelled to address these issues, even when engaged in litigation against the developer just to maintain adequate insurance coverage.”
The team emphatically agreed that strata corporations, homeowners, and government bodies must work collaboratively to find solutions to these complex issues and ensure the safety and quality of strata living in NSW. The team also commended the fact the NSW government has taken steps to address developer defects, including the introduction of the Design and Building Practitioners Act and the establishment of the Building Commissioner’s O ce.
“As the head of business development at Lannock Strata Finance, I’m continually impressed by our team’s dedication and their commitment to addressing the real challenges faced by Owner Corporations and Strata Managers.
We understand that in strata the road ahead is o en complex, but we’re here to provide accessible, innovative solutions. Our focus remains on supporting your needs, simplifying the process, and ensuring that your strata community thrives.
We’re just a call away, always ready to assist you on this journey.” - Anthony Moss, Head of Sales and Business Development, Lannock Strata Finance.
The ceiling of our unit has been damaged by an upstairs unit. The upstairs owner will not allow access to the lot and insists the issue is the responsibility of the owners corporation. We are unable to live in the unit. Where do we stand?
We have recently purchased a ground floor unit. There is damage to the ceiling in one bedroom. The damage originated in a unit on the top floor. Damage extends to a first floor unit and my unit. The owner of the top floor unit will not make the unit available for inspection to assess. They are adamant strata should pay, while strata say it’s the unit owner’s responsibility. Meanwhile, we have an unliveable unit and no time frame for assessment, let alone repair. Where do we stand?
The strata manager does have an avenue of recourse through the Tribunal if the lot owner denies further requests for access.
The strata manager does have an avenue of recourse through the Tribunal if further requests for access are denied by the lot owner.
Relevantly, section 122 of the Strata Schemes Management Act 2015 (“the Act”) provides in subsection (2) that an owners corporation for a strata scheme may, by its agents, employees or contractors, enter on any part of the parcel to determine whether any work is required to be carried out by the owners corporation in accordance with this Act.
It appears that the owners corporation is seeking to make a determination if it is required to comply with section 106 of the Act regarding the duty to maintain and repair common property.
That section also allows the owners corporation to obtain an order for access from the NSW Civil and Administrative Tribunal.
Section 122 relevantly provides:
1. An owners corporation for a strata scheme may, by its agents, employees or contractors, enter on any part of the parcel of the scheme for the purpose of carrying out the following work–
a. work required or authorised to be carried out by the owners corporation in accordance with this Act (including work relating to window safety devices and rectification work carried out under Part 11),
b. work required to be carried out by the owners corporation by a notice given to it by a public authority,
c. work required or authorised to be carried out by the owners corporation by an order under this Act.
2. An owners corporation for a strata scheme may, by its agents, employees or contractors, enter on any part of the parcel for the purpose of determining whether any work is required to be carried out by the owners corporation in accordance with this Act.
3. In an emergency, the owners corporation may enter any part of the parcel for those purposes at any time.
4. In a case that is not an emergency, the owners corporation may enter any part of the parcel for those purposes with the consent of any occupier of that part of the parcel or, if the occupier does not consent, in accordance with an order of the Tribunal under this Division.
5. A person must not obstruct or hinder an owners corporation in the exercise of its functions under this section : Maximum penalty - 5 penalty units.
6. An owners corporation is liable for any damage to a lot or any of its contents caused by or arising out of the carrying out of any work, or the exercise of a power of entry, referred to in this section unless the damage arose because the owners corporation was obstructed or hindered.
Once access is provided, the owners corporation could consider engaging a consultant to determine the source and liability issues.
Liability limited by a scheme approved under professional standards legislation.
Pierrette Khoury | Khoury Lawyers pierrette@khourylawyers.com.au
If building elements are failing or existing construction details don’t meet the required performance standards, upgrades need to be completed in accordance with current codes and standards.
Your Engineers advice is in line with best practice and is consistent with our experience working with specialist remedial engineering firms in the Class 2 Remedial Building sector.
Regardless of when your building was built, if there are building elements that are failing or existing construction details that don’t meet the required performance standards to be effective, then any upgrades need to be completed in accordance with current codes and standards.
Structural engineers have advised waterproofing and replacing all doors and windows due to water egress issues. Can the existing, well-maintained doors and windows from 2005 be reused, saving a substantial sum and reducing environmental impact?
We have water egress in parts of our 29 unit complex. Structural engineers have recommended replacing all tiles on our balconies. Also, all doors and windows need waterproofing and will require replacement as the current doors and windows do not meet Australian Standards.
The units were built in 2005 and met all standards at that time. All current windows and doors are in excellent condition. Can they be reused if a certifier gives the go-ahead? This will save us hundreds of thousands of dollars apart from the enormous water and environmental impact.
Regarding the existing windows and doors, ultimately, certification of these existing building elements will lie with the contractor undertaking the works, not a certifier. Furthermore, most, if not all, contractors would be unwilling to certify an existing system as it would be too risky to accept that they meet the current performance standards. As contractors and design consultants are indemnifying the work they are undertaking and their licenses and accreditations are at stake, they understandably will be conservative in their approach and unwilling to take risks by approving the reinstallation of an existing window or door system that may not be able to meet the current performance standards.
We highly recommend you take the advice of your engineers as they are likely providing the owners corporation with a remedial scope that is fit-for-purpose and will mitigate the potential risk for future leaks in your building.
Michael Hopwood | Valen Projects m.hopwood@valenprojects.com.auREAD MORE HERE
If renewing strata insurance doesn’t warrant a strata meeting, what does?
Does the decision to renew building insurance, made by the committee behind closed doors without a compliant strata meeting, fulfil the requirements for sufficient disclosure and transparency?
A compliant strata meeting per the Strata Scheme Management Act 2015 offers transparency and disclosure to all owners.
Does the decision to renew building insurance, made by the committee behind closed doors without a compliant strata meeting, fulfil the requirements for sufficient disclosure according to John Trowbridge’s Strata Insurance Disclosure Handbook?
Insurance is a significant item of expenditure with serious ramifications if not executed correctly.
If renewing strata insurance doesn’t warrant a strata meeting per the SSMA, then what does?
Providing full disclosure to the committee and subsequently incorporating this information into the strata records is a reasonable and acceptable approach.
While strata legislation across Australia imposes conditions on the approval of certain decisions at a general meeting for strata buildings, it’s important to note that decisions related to insurance are not explicitly included in this requirement.
The owners typically elect a committee to take on the responsibility of making certain decisions on behalf of all owners, and buying decisions on insurance is part of the function and mandate of a committee.
In the context of John Trowbridge’s recommendation, the disclosure proposed should undoubtedly be integrated into the owners corporation’s records. These records should be accessible to all owners, ensuring transparency and accountability within the community.
Although I cannot speak on behalf of John Trowbridge and his specific findings, I personally hold the perspective that providing full disclosure to the committee and subsequently incorporating this information into the strata records is a reasonable and acceptable approach. This approach aligns with the principles of informed decision-making and promotes a well-informed committee that can act in the best interest of all owners.
John Trowbridge, Trowbridge Consulting has recently developed a Disclosure Handbook User Guide outlining the intended use of the material within the Handbook.
Tyrone Shandiman | Strata Insurance Solutions
tshandiman@iaa.net.au
Strata buildings provide unique opportunities for shared ownership of common areas and facilities while allowing individual ownership of units or lots. However, circumstances may arise where the need to change unit or lot entitlements becomes necessary. This article delves into the process, considerations, and legal requirements associated with altering these unit or lot entitlements in a strata building.
As you would know, unit or lot entitlements represent an owner's share in the strata scheme, determining financial responsibilities, voting rights, and access to common areas. These entitlements are allocated according to a strata plan, which assigns a specific unit entitlement value or percentage. These unit entitlements are crucial for calculating levies, maintenance costs, and decision-making within the strata scheme so it is vital that they are a true representation of the property.
Since 2016 new strata plans and strata subdivision plans in NSW must have a valuers’ certificate that confirms the unit or lot schedule complies with the market value. This requirement has added an independent review and an important level of accountability to the process to hopefully reduce inaccuracies.
Various reasons may prompt the need to change unit or lot entitlements within a strata building:
1. Unequal Cost Sharing: If owners believe that the current entitlements do not accurately reflect their financial contributions to the building's maintenance and repair expenses, adjustments may be sought to ensure equitable cost-sharing.
2. Renovations or Alterations: Significant renovation or alteration projects that affect the configuration or size of units or lots may necessitate adjustments to entitlements to reflect the new layout accurately.
3. Market Value Changes: Owners may seek changes in entitlements to better reflect the market value of their units or lots within the building, ensuring fair distribution of resources.
4. Consolidation or Subdivision: When units or lots are combined or subdivided, entitlements must be altered to align with the new configuration.
Changing unit or lot entitlements in a strata building is a comprehensive process governed by the Strata Schemes Management Act 2015 and requires adherence to specific legal procedures. Here is a step-by-step guide:
1. Initial Proposal: One or more owners propose changes to entitlements.
2. Strata Committee Review: The strata committee, responsible for overseeing strata scheme management, reviews the proposal. They may seek legal and financial advice to assess the potential impact of the changes.
3. Owner Consultation: Owners have the opportunity to discuss and vote on the proposal. In NSW, a special resolution is often required to approve changes to unit entitlements, necessitating a 75% majority vote.
4. Legal and Surveyor Involvement: Legal professionals and registered land surveyors are essential to draft the necessary legal documents and amend the strata plan accordingly.
5. Strata Schemes Register: Once approved, the changes to unit or lot entitlements are registered with the Strata Schemes Register.
6. Registrar General Approval: In some cases, approval from the Registrar General may be necessary, especially if the changes significantly impact the strata scheme's boundaries or entitlements.
7. Notification: Owners are notified of the approved changes, and updated entitlements are reflected in the strata scheme's records.
Changing unit or lot entitlements in a NSW strata building can be a complex process. It requires a lot of legal compliance, professional advice and there can be considerable financial implications for making these changes. Maybe the most challenging, however, is achieving a consensus among the owners for the proposed changes.
The NSW Civil and Administrative Tribunal (NCAT) can hear and decide cases of strata scheme disputes. To support an NCAT application for changing unit or lot entitlements, a comprehensive valuation must be conducted for all strata lots in the building. This includes considering various factors, such as the respective values of the lots, changes in permitted land use, and the condition of individual lots. Consulting with legal and valuation experts is essential for a successful application and our team at Asset Strata Valuers can support you throughout the process.
Who is responsible for addressing the noise issue caused by upstairs neighbours with floorboards lacking acoustic underlay, installed by the previous owners?
My upstairs neighbours have noisy floorboards without acoustic underlay. The previous owners installed the flooring. The new owners are a family who make more noise. The owners corporation claims they can’t do anything since the current owners didn’t install the flooring. Who is responsible for addressing this noise problem?
The owners corporation should seek to regularise unauthorised works and have the current/ previous owners obtain the proper approvals.
In relation to unauthorised works in general, the owners corporation should be seeking to regularise them and have the current/previous owners obtain the proper approvals.
There is case law that imposes on the owners corporation the duty to remove any alterations or additions to the common property that have been made by an owner without its approval and re-instating the common property to its previous condition.
Despite the above, you will likely have the standard flooring by-law (which requires floor coverings in case of unreasonable noise) and the nuisance provisions under the Strata Schemes Management Act, 2015 (NSW) regulates such noise too.
Leanne Habib | Premium Strata info@premiumstrata.com.au
Our fire provider says we must undertake a five yearly fire panel review/test. Is it a requirement or a recommendation?
I live in an older six lot apartment block. We have monthly fire alarm tests and follow the AFFS tests and reporting. Our provider says we must undertake a five yearly fire panel review/ test. The fire panel was replaced five years ago by the same company. Is the five yearly test a requirement or a recommendation?
AS1851-2012; whilst the only standard for maintenance of fire systems, is listed, but not directly enforceable, by law, until February 2025.
Five yearly testing is required by AS1851-2012 – the Australian Standard for maintenance of fire protection systems. It’s an important and far more extensive test than the annual test to ensure the quality and reliable operation of the systems for the future.
The owners of a strata building are required, by law, to maintain their buildings and the systems within, so it is reasonable to make a connection that these five yearly tests must take place.
AS1851-2012; whilst the only standard for maintenance of fire systems, is listed, but not directly enforceable, by law, until February 2025.
Hence, until Feb 2025, the decision to proceed is the owners and should be decided based on the level of risk to the lives of their families and the building’s safety they are willing to accept.
Rob Broadhead | 2020 Fire Protection rob.broadhead@2020fire.com.auAre we required to conduct a five yearly test on our fire panel?
Strata insurance premiums continue to rise at an alarming rate, creating headaches for owners and strata managers – especially where combustible cladding is concerned.
A quarterly report by Honan Insurance Group1 has found that premiums continue to increase nationally by approximately 15 to 20%. This increase is further compounded for buildings with combustible cladding or outstanding defects. Deemed as ‘high hazard’ properties with ‘limited options’ available for insurance, premium increases are
both volatile and unpredictable. This uncertain outlook prompted Honan to state “… we may need to explore international insurance markets where premium increases of over 100% are common.”
The Insurer has made clear recommendations to the sector.
“This means it is essential for strata managers and owners to work closely with their insurance broker, taking a proactive approach to address any existing issues and providing regular and detailed updates to help secure local coverage.”
The tragic fire at Grenfell Tower in London in 2017 initiated a global movement to address the risk of combustible cladding on buildings. Within six weeks of the fire, the NSW Government committed to a ten-point plan of action which is overseen by the Cladding Taskforce. Key areas of the plan have involved:
/ identifying at-risk buildings by consent authorities, including local councils and the NSW Department of Planning and Environment
/ changing legislation to prevent the use of dangerous cladding products and strengthen fire safety certification for new and existing buildings / incentivising remediation for strata schemes through Project Remediate. The voluntary ‘opt in’ program assists the re-cladding process for eligible class 2 residential apartment buildings, offering 10-year interest-free loans and assistance from experts. As of 4 September 2023, 104 owners corporations across 34 local government areas have opted in.
Understandably, strata decision makers have a range of concerns: ‘Where should I start? How can I control cost? Who should do the work?’
Paynter Dixon is recognised as a tier 1 service provider for remedial building services. The Remedial division works closely with strata managers, building owners and owners corporations to create compliant solutions for impacted buildings. Here are several key considerations.
The Deemed-to-Satisfy Provisions of the National Construction Code (C1.9) require the external walls
and other specified components of certain buildings to be ‘noncombustible’. A product can be regarded as ‘non-combustible’ if it has been tested to and met the relevant criteria in AS 1530.1.
Where can you see the current status of products? The Cladding Product Safety Panel is an advisory committee to the NSW Cladding Taskforce and published a consolidated list of cladding materials on its website.
Cladding can hide a multitude of building issues. Paynter Dixon recommends working up front with the contractor, referred to as Early Contractor Involvement (ECI). This is a proven method of managing risk and cost from the outset.
Scrutinise the detail of the cladding process put forward by the remedial builder. For example, Paynter Dixon’s 5 stage process is comprehensive and can also harness additional benefits, such as recycling used building materials.
1. Risk profiling
A visual assessment of the building and gauging risk factors in re-cladding.
2. Detailed investigation
This involves peeling back a section of the building skin to
assess underlying materials and potential sub-structure issues. This avoids nasty –and costly – surprises later in construction.
3. Planning
This seamless ‘back of house’ coordination spans design and documentation, compliance, cost planning and contractor engagement.
4. Authority approvals
This can include lodging a Development Application, Complying Development Certificate, or meeting the requirements of a Fire Order.
5. Construction
The site team manages work on site with minimal disruption to building occupants. Accreditation with the Federal Safety Commissioner also underpins safety on site. Learn more about Paynter Dixon’s specialist remedial services for strata clients.
1 F23 Q4 Market Update, 1 August 2023
We’ve discovered that building work carried out on our building in 2017 is not compliant. Who is liable for the costs to rectify the defect?
There are four double-storey units in our complex of 10. In 2017, we replaced the balustrades on the building. A new owner had a building inspection done and discovered the work doesn’t meet Australian Standards. The balustrades are 5cm short of the required height.
Our strata management thinks the owners corporation should pay for rectifying the defect. Should this breach be the responsibility of the builder? Is our strata management liable for signing off on incorrect building standards?
This depends on whether a claim for breaches of the statutory warranties under the Home Building Act 1989 or a similar claim was made against the original builder and/or developer under other relevant legislation, such as the Design and Building Practitioners Act 2020.
If it was the case and brought within the statutory time limitation period, the builder and developer ought to be held responsible. If this is not the subject of a claim, the owners corporation would have entered into a contract or scope of works with the contractor.
That scope of works should be reviewed at first instance to ensure it was complied with and there was no breach by the contractor. This is an owners corporation responsibility. Whether the strata is responsible will be how the works were approved by the owners corporation at first instance, with meetings being held and resolutions passed unless the strata manager had a power of delegation under the strata managing agency agreement.
Liability limited by a scheme approved under Professional Standards Legislation.
Pierrette Khoury | Khoury Lawyers pierrette@khourylawyers.com.au
Strata: Home Building Defect Disputes, Building and construction law, litigation services.
Khoury Lawyers is a client focused, proactive, results and outcome driven legal practice. Khoury Lawyers successfully resolves disputes. Should a matter not be capable of resolution, we will successfully advocate on your behalf in the Tribunal or Court. The focus and core of the practice is to provide cost effective and strategic legal advice tailored to each client’s particular set of circumstances.
Core Areas
• Strata by-law advice.
• By-law drafting, consolidation and registration.
• Strata dispute advice, breach of strata by-laws and enforcement, strata disputes.
• Insurance claims.
• Levy recovery advice and enforcement.
• Litigation services including home building defect disputes and appeals under the Home Building Act 1989, Design and Building Practitioners Act 2020, home warranty insurance claims and general insurance claims including appeals.
• Advice on retaining walls, fence disputes and mitigation.
This depends on whether a claim for breaches of the statutory warranties was made against the original builder and/or developer under relevant legislation.
You don’t have to travel far to find an apartment complex in Sydney’s CBD and surrounding suburbs that has been plagued by building defects. Whether it’s concrete cancer, steel corrosion, waterproofing issues or flammable cladding, apartment owners find themselves in a very costly situation.
Magnesite is one such material that has reared its ugly head in recent years, posing a significant risk to thousands of existing buildings that were built between the 1950s and mid-70s.
Historically, it was a popular choice as a floor underlay material due to its soundproofing qualities, therefore offering a suitable underlay for timber, vinyl and tiled finishes. While the concrete slab beneath had a rough finish, the magnesite was an economical and effective floor topping. However, by the mid-70s, the realisation this wonder material contained high levels of soluble chlorides, which caused corrosion of the reinforcing steel, led to magnesite quickly going out of fashion.
In the years since, highly humid coastal environments, leaks from poor quality windows and doors, waterproofing issues in bathrooms, water heater failures and flooding events, resulted in excessive moisture in the magnesite. The chlorides dissolved and leached into the underlying concrete, and in the wettest areas, expansive corrosion of the reinforcing steel has caused concrete spalling.
The rise of magnesite-related issues has shone a spotlight on the importance of material selection in the construction of new residential developments. It has also sparked debate about best practice remedial management.
For construction material and durability consultants BCRC, magnesite-related defects are a core specialisation, and the team are highly experienced in addressing the dilemmas owners corporations face in older apartments.
BCRC Director, Professor Marton Marosszeky, said structural issues simply can’t be ignored and appropriate remedial measures must be taken early to maintain the structural integrity of a building and prevent further deterioration.
“Fixing cracked concrete and corroded reinforcing steel requires more than just a band-aid solution,” he said.
“The chlorides in the magnesite continue to leach into the drier concrete, causing rust to eat away at the steel. If the corrosion is neglected, and magnesite remains on floors, the top layer of reinforcing steel in the concrete slabs will rust with time.
“Leaving it for too long will require structural strengthening, further increasing the remedial cost, which can be more than $1,000 per square metre. In the worst cases, partial collapse of floors can occur, so it’s critical that owners and tenants stay alert, detect and report any problems early.”
With decades of experience in the inspection and repair of multi-storey apartment buildings, BCRC have built a reputation for its proven assessment and cathodic protection methods. The team leverage Non-Destructive Testing (NDT) tools and service life modelling for the assessment of structures, pioneering techniques to detect corrosion and model deterioration mechanisms, all essential for assessing both the corrosion risk, and the longterm impact on serviceability.
In the case of magnesite flooring where chlorides have penetrated the concrete slab to a critical degree, the risk of corrosion is high,
leaving engineers the option of removing the chloride contaminated concrete or applying cathodic protection
Traditional industry solutions such as demolition and reconstruction are noisy, dusty, slow and expensive, and may require temporary propping. However, although cathodic protection may not be well understood by many engineers, it is a much faster, cleaner, quieter and cheaper solution.
Professor Marosszeky said BCRC’s approach systematically addresses all aspects of the issues at hand to ensure the selected solution is technically sound, cost-effective and meets the needs of property owners.
“Our cathodic protection system only requires the removal of the fractured concrete, which avoids breaking out and replacing concrete. This is relatively easy and minimises the use of noisy jackhammers that reverberate through buildings,” he said.
“The amount of replacement concrete is also kept minimal, making the system faster and cheaper. Carbon fibres can also be incorporated into the repairs to strengthen the slab where reinforcement corrosion is excessive.
“We work closely with contractors beyond simply preparing the remedial works specifications. We usually oversee the project, from contractor selection and administration, to undertaking quality assurance testing throughout the project, helping to manage costs and keep projects moving efficiently.”
If your residential complex suffers from corrosion, concrete cancer, cracking, magnesite, water leaks or flammable cladding, then it’s time to bring in the technical experts. From seaside suburbs to city centres, construction materials and durability consultants
BCRC have diagnosed and solved building defects for some of Australia’s major urban developments for the over 30 years.
Whether it’s designing new buildings or restoring older structures, single residential dwellings or 50-storey towers, we work with strata managers, contractors and property owners to deliver practical, cost-effective solutions that extend the structural life of their assets.
We offer a suite of services
Remedial management services
Durability planning and modelling
Repair specification and design
Flammability testing
Insurance claim reports
Contact
Inspection and structural material analysis
Defects analysis and liability management
Materials expertise
Building dilapidation and forensic reports
Tender and contract services
sydney@bcrc.com.au
www.bcrc.com.au
In our ageing strata block, the windows in one unit were modified at some point. Some of these windows now need repairs. Should we replace all windows for uniformity? Is this the responsibility of the owners corporation or the current owner?
Our small strata block was formed shortly after the strata law was passed in the 1960s. At some point, the original timber windows were removed from one of the units. We have no record of the change. Four of these windows need repairing or replacing. Our strata management insists we replace all 11 windows in the flat with the original timber sash windows. This will be costly as the windows must be specially made.
Is the owners corporation required to retrofit windows that have been in place for up to 50 years, or can we replace the damaged windows with similar ones to what is currently in place? Our building is not heritage listed.
If you cannot ascertain who replaced the windows after registration of the strata plan, the responsibility for their repair or replacement likely will fall on the owners corporation.
The owners corporation has a strict duty to repair and maintain the common property under section 106 of the Strata Schemes Management Act 2015. I assume no by-laws relate to the repair and maintenance of the windows in question.
If it cannot be ascertained who (lot owner or owners corporation) replaced the windows after registration of the strata plan, the responsibility for their repair or replacement likely will fall on the owners corporation. This is particularly so, given the length of time they have been in situ.
The duty to repair and maintain (including replacement) is just that. The owners corporation is not required to repair and maintain (or replace) common property that is not in disrepair. However, I can understand why the owners corporation would want to replace all of the windows if it is due to appearance and uniformity.
Matthew Jenkins | Bannermans Lawyers enquiries@bannermans.com.au
I’m the secretary and treasurer of our strata committee. After the AGM, I requested to see a proxy form. The strata manager refused, stating it could not be accessed for privacy reasons. Is this correct?
I’m the secretary and treasurer of our strata committee. After a meeting, I requested our strata managing agent provide access to a signed proxy form from the last AGM and strata committee meeting. We were voting on extending the strata managing agent’s contract, budget, committee officers, etc.
During the meeting, the strata manager did not inform the members of the details contained in the proxy. The strata manager stated that proxy forms were filed under the lot and were not able to be accessed for privacy purposes.
As an owner and secretary of our strata committee, am I entitled to know the details of a signed proxy?
The strata committee are entitled to records to the owners corporation, upon request, from the strata manager and there’s no fee.
The answer is yes. The strata committee are entitled to records to the owners corporation, upon request, from the strata manager, and there’s no fee. Refer to Section 41 Records to be prepared by strata managing agent of the Property, Stock and Agents Regulation 2022
The strata manager should immediately provide you with a copy of that proxy form. If a mistake has been made, then the owners corporation will need to work out what to do in terms of voting and so forth, but the information should be provided to the secretary.
Rod Smith | The Strata Collective rsmith@thestratacollective.com.auThe 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.
Find out more about our award-winning services at thestratacollective.com.au
Can a by-law allow owners to place any items outside their lots?
Can we pass a by-law allowing owners to place items like air conditioning units and water heat pumps outside their lots?
Our strata complex, consisting of 85 townhouses and villas built in 1993, is considering introducing a new by-law. Some strata committee members want to grant owners the right to place various items outside the front of their lots, such as air conditioning units, outdoor furniture, and water heat pump outdoor units. However, this proposal raises concerns about altering the overall appearance of our lots. Is it permissible to enact such a by-law?
Section 136(2) of the Strata Schemes Management Act 2015 (NSW) (‘the Act’) provides that “a by-law has no force or effect to the extent that it is inconsistent with this or any other Act or law”.
For this reason, when making a new by-law, it is important an owners corporation seeks legal advice so as not to create a by-law that becomes unenforceable and useless.
For example, a by-law cannot circumvent the requirements of section 108 of the Act, which requires a special resolution authorising additions, alterations and erection of new structures on common property.
In the case of reverse cycle split system air conditioner, section 110 of the Act (combined
with clause 28 of the Strata Schemes Management Regulations 2016 (NSW)) does grant an owner the ability to install the air conditioner, subject to a resolution by the owners corporation or its strata committee. The by-laws cannot circumvent this either.
Furthermore, in the case of the air conditioner, section 110(7)(c) of the Act goes on to state that if the air conditioner changes the external appearance of the lot, it is no longer considered a minor renovation (and therefore becomes a change to common property that must be authorised under section 108 of the Act).
Tim Sara | Strata Choice tsara@stratachoice.com.auWe 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 1 1800 322 223 or visit our website at w www paintlab com au
A by-law has no force or effect to the extent that it is inconsistent with this or any other Act or law.
Are we required to tag and test the owners corporation’s electrical appliances used in common areas, e.g. microwaves in the BBQ area?
Owners corporations owe a duty of care to ensure that electrical equipment, which includes ‘plug in’ equipment and equipment in potentially hazardous environments, is regularly inspected and tested by a competent person.
In New South Wales, owners corporations owe a duty of care to eliminate electrical risks or, if that is not reasonably practicable, minimise the risks so far as is reasonably practicable. Therefore, all owners corporations owe a duty of care to ensure that electrical equipment, which includes ‘plug in’ equipment and equipment in potentially hazardous environments, is regularly inspected and tested by a competent person in accordance with clause 150 of the Work Health and Safety Regulations 2017 (NSW). This includes appliances in common area kitchens or barbecue areas exposed to moisture, heat, vibration, mechanical damage, corrosive chemicals, or dust.
A competent person has acquired – through training, qualification or experience – the knowledge and skill to conduct inspections and testing of electrical equipment. Inspection and testing must be done in accordance with AS/ NZS 3760 and AS/NZS 3012. The New South Wales government indicates that tagging and
testing should be completed at least every 12 months. A record or safety audit of the tagging and testing of individual appliances must be kept until the electrical equipment is next tested or removed from the workplace.
It is imperative that all electrical equipment meets work health and safety standards to prevent personal injury and liability of the owner’s corporation.
Dakota Panetta | Solutions in Engineering dakotap@solutionsinengineering.comOur experts will guide you through ENM compliance, securing exemptions when possible and conducting audits to ensure your site meets regulations
Offering manual or automated meter readings. Our services guarantee precision, saving the site from billing errors
We’ll help you choos the right meter types to ensure compliance
Billing options customised to the site’s unique requirements, ensuring invoices are transparent, accurate and compliant
Efficiently incorporate sustainable energy solutions into each Embedded Network that will reduce costs and carbon footprint
Make informed decisions with our comprehensive reporting, tailored to the site’s size and unique needs, including energy consumption reporting and sustainability reporting
Energy On offers strategies to help you achieve your site specific goals, whether its reducing costs, improving sustainability or enhancing efficiency.
Our pricing structure is flexible, allowing you to choose services and pricing that align with your size and priorities.
To resolve matters in our dysfunctional scheme, fifty per cent of the committee requested and held a meeting. We recorded meeting minutes and sent them to the strata manager to distribute. Months later, they haven’t been sent. What can we do?
I am the chair of a dysfunctional strata committee of four members. In an attempt to resolve matters, fifty per cent of the committee requested and held a meeting. Thirty per cent of owners attended. We recorded a complete set of minutes.
Within four days of the meeting, we provided a copy of the minutes to the strata managing agent for distribution. Months later, despite numerous telephone calls and emails, the
strata manager still has not distributed the minutes. We have not received an explanation for why the minutes have not been distributed. What suggestions do you have for dealing with the strata manager?
Is the strata manager required to distribute the minutes? How can we get them to act?
Contact the licensee of the strata management firm to make a complaint.
The functionality of the strata committee could be an issue, and the owners corporation may consider their options there.
To simplify and focus on the strata manager and their obligations in the first instance, I suggest that you make contact with the licensee of the strata management firm to make a complaint. If this particular firm are
members of Strata Community Australia (NSW), they are part of the Professional Standards Scheme. At the forefront of this scheme is a further commitment to consumers to ensure high professional standards across the strata industry in NSW.
The strata management firm should also have a complaints management process, which the licensee should provide advice on. If you are unhappy with the outcomes of the complaint, you may be able to lodge a complaint with the Strata Community Association (NSW) or Fair Trading.
I would encourage all strata schemes to only work with firms who are members of the Strata Community Association (NSW), as there are systems and processes in place for better regulation of the sector.
Mark Louis | Vital Strata Management mark@vitalstrata.com.au
In recent years, there has been a shift towards the use of sustainable and renewable energy sources in strata schemes Strata schemes, with their shared spaces and communal living environments, are increasingly embracing solar panel installations as a means of reducing carbon footprints, cost savings and promoting energy independence
Financial and Environmental Benefits
Solar panels offer the following benefits to strata schemes:
Cost Savings: Strata schemes that invest in solar panels can significantly reduce electricity bills by generating their own clean energy Excess energy can be fed back into the grid, potentially earning credits or revenue through feed-in tariff schemes. These savings can be utilised for maintenance, improvements, or redistributed among residents.
Environmental Impact: Solar panels contribute to a greener environment by reducing reliance on fossil fuels and lowering carbon emissions By generating clean electricity, strata schemes actively participate in combating climate change and promote sustainable living practices
Strata Scheme Considerations
While solar panels offer compelling advantages, there are several considerations:
Space Limitations: Careful planning and assessment are necessary to determine the feasibility of solar panel installations Professional advice and site inspections can help determine the roof’s suitability for installing solar panels
By-law Amendments: Implementing solar panel installations may require amending existing bylaws. By-laws related to minor and/or major renovations need to be reviewed and updated to address the installation process maintenance
to common property.
Strata Committee Consensus: It is essential to engage and inform all stakeholders, including residents and the strata committee about the benefits and considerations of solar panels
Building a consensus among residents regarding the costs, and maintenance is important to identify the need and demand for solar
Engaging Solar Energy Experts
To ensure the successful implementation and optimal performance of solar panels, strata schemes should engage solar energy experts These professionals can provide the following expertise:
System Design and Installation: Solar energy experts assess the strata scheme’s energy requirements, roof space availability, and sun exposure They design and install customised solar panel systems, ensuring optimal efficiency and compliance with safety regulations.
Financial Analysis: Solar energy experts can conduct financial analyses, estimating the ROI, payback periods, and potential savings from solar panel installations
Maintenance and Monitoring: Solar energy experts offer ongoing maintenance services, including system inspections, cleaning, and repairs
In summary, solar panels offer significant opportunities for strata schemes to embrace
Smart Green Apartments is the City of Sydney’s award-winning residential sustainability program. We help owners corporations understand and improve the efficiency of their buildings, reduce utility costs, and create more resilient strata communities.
Increasingly complex centralised equipment and services, coupled with rising energy and water costs, means good asset management is important for strata communities.
Since 2011 we’ve worked with more than 110 strata plans and reduced emissions by an average of 30% for each strata community. Water and energy efficiency upgrades have helped apartment owners save $4 million.
Get your building in better shape, join our program this year!
If selected, your apartment building will receive:
• NABERS rating (energy and water)
• energy action plan with recommended improvements
• presentation and Q&A on NABERS rating and energy action plan
• solar / electrification feasibility studies, if suitable
• tailored advice to reduce waste and improve recycling
• water saving opportunities (through Sydney Water’s WaterFix program)
• access to webinars, resources, and opportunities to connect with people in other buildings through our leadership network.
Building manager, Windsor on KentSelection considerations:
• your apartment building must be in the City of Sydney local area
• your owners corporation (or equivalent) must demonstrate a high level of commitment and capacity for improving your building’s environmental performance, including your NABERS energy and water ratings and waste management
• your apartment building must have a minimum of 70 residential apartments
• strata-titled and company-titled buildings are eligible to apply, including those that are part of a building management committee/community association/precinct association or other tiered management structure.
“ All of the Smart Green Apartments tools helped me reduce energy use without impacting the comfort of the people who live here. We reduced common area energy use by 34% in 6 months.”
Darson Fan
The application process has three stages:
1 Complete the online application form by 5pm 30 October and attach supporting documents, see below.
2 We will arrange a phone call with eligible buildings to discuss your application in further detail with our technical assessor.
3 Once assessed, we will notif y you of the outcome. city.sydney/smart-green-apartments
Supporting documents required
– a minuted strata committee resolution, committing to undertake low cost and no cost improvements, and consider recommendations to change common property at a general meeting (a sample motion is available to help you with this process)
– copy of the registered strata plan drawing – copies of most recent electricity, gas and water bills for all accounts paid by the owners corporation
Contact us
For help with your application please contact:
Ailsa McConnachie-Folwell
Sustainability Engagement Coordinator
Email: amcconnachiefolwel@cityofsydney.nsw.gov.au Phone: 02 9288 5960
Sign up to our monthly strata newsletter
At last month’s Strata Maters conference, over 230 delegates enjoyed a full program of panels and presentations on all things strata!
Notably, In a video presentation, Minister Chanthivong spoke of the need for a whole of government approach to make strata future ready.
Tim James Shadow Minister for Fair Trading Work Health and Safety and Building, and Alex Greenwich, Independent Member for Sydney then sat down with OCN Executive Director Karen Stiles to talk about collective sale and the need for a Strata Commissioner.
Panels were moderated by OCN friends Jimmy Thomson, Sue Wiliams, Nicholas Burt and of course our Executive Director Karen Stiles.
We also gained insights from Katie Harbon, from the NSW Government’s Better Regulation Division on what future Strata Building Reform could look like, and all this was moderated with flair and finesse by Lachlan Mallloch from the NSW Department of Customer Service
Overall, a full, informative and practical day - for a sneak peak, click here, or if you want to view and enjoy the full day, click on this link (member’s only) to view the recording. If you’re not already a member, why not become one – membership starts at $66pa. Join here
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
The Independent Voice of Strata Owners
W: https://ocn.org.au/
E: enquiries@ocn.org.au
Your Strata Property
Demystifying the legal complexities of apartment living
W: https://www.yourstrataproperty.com.au/
E: amanda@yourstrataproperty.com.au
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
Ki Creative Design
Purposeful Design Solutions
P: 0451 541 006
E: kiara.mcilroy@gmail.com
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
Automate your workload to increase efficiency.
P: 1300 832 852
W: https://www.urbanise.com/
E: marketing@urbanise.com
Resvu
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
Network Pacific Strata Franchise
Join our successful team
P: 03 9999 5488
W: www.networkpacificstratafranchise.com.au/
E: networkpacific@franchisedevelopments.com.au
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
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
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
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
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
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
MJ Engineering Projects
Remedial Consultant Engineers
P: 1300 571 991
W: https://mjengineeringprojects.com.au/
E: info@mjengineeringprojects.com.au
Klaar
The Strata Building Specialists
P: 02 8003 4547
W: https://klaar.com.au/
E: build@klaar.com.au
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
Strata Guardian
Fight low returns and rising levies with us.
P: 1300 482 736
W: https://www.strataguardian.com/
E: contact@strataguardian.com
Linkfire Pty Ltd
Your Essential Safety Partner
P: 1300 669 439
W: http://www.linkfire.com.au/
E: sales@linkfire.com.au
Chief AFSS Services
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
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
Groundfloor™
Australian parcel, mail, and refrigerated lockers
P: 03 9982 4462
W: https://groundfloordelivery.com/
E: ask@groundfloordelivery.com
Stormwater Sydney
Inspection, Repair and Maintenance of drainage assets
P: 1300 741 003
W: https://stormwatersydney.com/
E: admin@stormwatersydney.com
HYDRAULICA Pty Ltd
Specialise in Drain & Pipe Cleaning
W: https://www.hydraulica.com.au/
E: darren@hydraulica.com.au
Mr Washer, Plumber To The Rescue
Over 30 years serving Sydney Strata buildings
P: 02 8583 2360
W: plumbertotherescue.com.au/strata-commercial.html
E: jobs@mrwasher.com.au
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
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
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
Windowline Pty Ltd
Replacement window and door specialists
P: 02 8304 6400
W: https://windowline.com.au/
E: info@windowline.com.au
ASQB Pty Ltd
Window & Door Repairs + Window Safety Compliance
P: 02 9785 7893
W: https://www.asqb.com.au/
E: service@asqb.com.au
The Window Guy
Don’t choose any guy, choose The Window Guy!
P: 1300 663 664
W: https://www.thewindowguy.com.au/
E: info@thewindowguy.com.au
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
Dulux Property Services
Total Building Maintenance & Remedial Solutions
P: 0411 152 430
W: https://www.duluxconstructionsolutions.com.au/
E: propertyservice@dulux.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
Strata Solve
Untangling strata problems
P: 0419 805 898
W: https://stratasolve.com.au/
E: chris@stratasolve.com.au
Insight Resolutions
Reconcile and rebuild through mediation
P: 0413 334 633
W: https://insightresolutions.com.au/
E: vad.mediation@gmail.com
sharonbennie – Property Recruitment
Matching top talent with incredible businesses
P: 0413 381 381
W: https://www.sharonbennie.com.au/
E: sb@sharonbennie.com.au
Property Recruitment Partners
Recruitment Solutions Tailored for You
P: 02 8313 5591
E: aaron@propertyrecruitmentpartners.com.au
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
Austrata Finance
Pay Now or Pay Later: It’s Your Choice®
P: 1300 936 560
W: https://austratafinance.com.au/
E: info@austratafinance.com.au
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
The Lift Consultancy
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
Tinworth & Co
Chartered Accountant & Strata Auditors
P: 0499 025 069
W: https://www.tinworthaccountants.com.au/
E: caren.chen@tinworth.com
Matthew Faulkner Accountancy
Strata Auditing specialists
P: 0438 116 374
W: https://www.mattfaulkner.accountants/
E: matt@mattfaulkner.accountants
Incite Accountants & Advisors
Provides a service that delivers the outcomes
P: 02 8067 9015
W: https://www.inciteaccountants.com.au/
E: admin@inciteaccountants.com.au
QUATRIX PTY LTD
Intercoms, Access Control, CCTV, Data, etc.
P: 02 9554 3487
W: https://www.quatrix.com.au/
E: info@quatrix.com.au
Lock, Stock & Barrel Locksmiths Pty Ltd
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
Apt Roofing Pty Ltd
Everything Roofing!
P: 02 9666 7373
W: https://www.aptroofing.com.au/
E: admin@aptroofing.com.au
Leaf Shield
Leafshield Gutter Protection Specialists
P: 1300 362 246
W: https://leafshield.net.au/why-leafshield/
E: info@leafsheild.net.au
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
Valen Project Services
Client-Side Project Management Specialists
P: 02 8542 4293
W: https://valenprojects.com.au/
E: enquiries@valenprojects.com.au
Lifestyle Clotheslines
Clothesline and washing line supplier & installer
P: 1300 798 779
W: https://www.lifestyleclotheslines.com.au/
E: admin@lifestyleclotheslines.com.au
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
Towards a better tomorrow
P: 1300 525 352
W: https://wasteclear.com.au/
E: admin@wasteclear.com.au
