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, fip to the end of this magazine.
Meet the team
Nikki began building LookUpStrata back in 2012 and ofcially 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 specifc 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.
Liza Jovicic Sales and Content Manager
Disclaimer:
www.lookupstrata.com.au www.lookupstrata.com.au
Fabienne
Recovering costs from water damage caused by tenant
A tenant’s overfowing basin caused a major water inundation problem in our building. Owners are unhappy that the OC paid for repairs. Can the money be recovered?
Over a year ago, a tenant caused a major water inundation problem in our building. They left a tap running in a blocked laundry trough, and water leaked into common property and apartments four foors below. The tenant vacated, and the owner now lives in the lot.
Many owners are unhappy that the owners corporation paid the high cost of repairs. Can the owners corporation recover the amount? Is insurance the only solution? Is the owner responsible? What about the tenant?
Accidents can happen, which is precisely why strata insurance exists.
Strata insurance typically covers damage to the building caused by sudden and accidental events. Believe it or not, an accidental event, such as an owner or tenant leaving a tap on, is something that many insurers will cover. Accidents can happen, and this is precisely why strata insurance exists.
In situations where a tenant has left a tap on, they may be considered legally responsible for the resulting damage. However, pursuing the tenant directly for damages can present challenges, including delays in repairs, potential exacerbation of the damage, and no guarantee of recovery.
The recommended approach is frst to lodge a claim under the strata insurance policy. This allows for repairs to commence promptly, minimising disruption and further damage. Once repairs are completed and the full costs are known, the insurer may decide to pursue the tenant for recovery if they believe there are grounds to do so.
It is important to note that in recent years, some insurers have chosen not to pursue tenants for damages, particularly in cases of signifcant losses where the tenant does not have insurance. This shift follows public concern about the fairness of such recoveries. Even when recoveries are pursued, there is no guarantee of success.
Accidents like this are an unfortunate reality of strata living, where the unintended actions of one individual can afect others, including claims history and insurance premiums for all owners.
Mention this offer when requesting a quote from us, and we will provide a discount off our standard fee for service of $250 (GST Inc) for buildings with 10-25 lots or $500 (GST Inc) for buildings with more than 25 lots for the first year you insure with Strata Insurance Solutions.
To redeem this offer email a copy of your current policy schedule to Strata Insurance Solutions within 1 month of the publication of this magazine. Your policy can expire any time in the next 12 months. However we can only provide quotes 30 days prior to the expiry of your policyif your policy is not due now, we will schedule a quote at the appropriate time. To ensure we apply this offer to our quotes, please specifically mention you would like to redeem the "LookUpStrata Special Offer".
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Why
Would fre safety defects be picked up in an annual fre safety inspection?
If you suspect problems, it would be benefcial to get an additional inspection done.
I encourage additional experts to inspect the property. Your routine fre inspections generally won’t cover things like hydrant clearances, obstructions, etc. These are items that fre safety inspectors potentially won’t be looking for. If you suspect problems, it would be benefcial to get an additional inspection done.
Bruce McKenzie | Sedgwick bruce.mckenzie@au.sedgwick.com
Expert Owners Corporation Lawyers
Tisher Liner FC Law provides quality and cost effective legal services to Owners Corporations and their Managers across Victoria and the ACT.
Phillip Leaman
LLB (HONS), BCOM
Principal Lawyer
pleaman@tlfc.com.au
To see a list of matters we ’ ve been successful in or to access our OC information resources, please visit our website or sign up to our blog
Our highly experienced team provide quality assistance to Owners Corporations, committees, lot owners and managers of Owners Corporations in a wide variety of legal matters including:
General advice and governance; Interpretation of plans of subdivision, common and private lot boundaries; Levy recovery;
Domestical building dispute claims and Water Act claims;
Adverse possesion and compulsory acquisitions; Easement and amendments to plans of subdivisions; Creation and enforcement of Owners Corporation rules; Preparing leases and licences over common property; Advice on repairs and maintenance and application of the Benefit Principle; and Prosecuting and defending claims made at VCAT by Owners Corporations and lot owners
Are QR codes the best option for trade access?
We use QR codes. Are there alternative access control systems for tradespeople attending a building?
Alternative access control systems are available.
Alternative access control systems are available, each with benefts:
• Digital key safes allow building managers to track when a key safe is opened, eliminating the need for tradespeople to scan a QR code.
• Digital fobs can be issued to tradespeople electronically for limited periods and provide a record of entry and exit times.
• Sign-in digital screens can be placed at the front desk and are a simple way for tradespeople to sign in and out. This system can improve compliance.
• Facial recognition allows tradespeople to access the building without a physical access control device.
Digital key safes and digital fobs ofer greater control over access times, while sign-in screens and facial recognition provide a convenient and user-friendly experience. Ultimately, the best access control systems will depend on the specifc needs of the building and its occupants.
Jake Sharp | MiMOR jake@mimor.com.au
What if EV owners or visitors charge their vehicle in a common property power point?
Can an EV owner or visitors charge their vehicle in a GPO in their own garage, which is part of the communal electricity costs, meaning everyone pays for their EV charging?
‘Fair’ looks like making sure that the non-EV drivers in the building aren’t picking up the tab for the energy going into one resident’s car.
EV owners across the country routinely charge from a general purpose outlet (GPO) in their garage or driveway. It’s very common practice, especially for drivers who typically drive less than ~150km per day. This is fne, provided they’re the ones paying the bill for the electricity. This is almost always the case in standalone homes and will often be the case in strata settings like townhouses and units, but is not always the case in apartment blocks. They sometimes have private garages supplied by common property power.
In that case, ‘fair’ looks like making sure that the non-EV drivers in the building aren’t picking up the tab for the energy going into one resident’s car.
There’s a spread of ways to achieve this, inclusive of, but not limited to:
• Shared EV chargers in buildings can be installed with software over the top, so the driver pays with their credit card. The software operator then kicks back the majority of the money paid by the driver to the owners corporation, minus a percentage to cover their operating costs.
• Sub-metering can be installed in individual garages or allocated parking spaces to measure the energy used for EV charging by a specifc resident. The measured value can be used as the basis for cost recovery by the owners corporation, subject to suitable by-laws. Regulations around sub-billing and embedded networks vary by jurisdiction. Plenty of specialist providers can assist you.
• If you’re looking for a really simple approach as a starting place, without installing anything – take the odometer reading from the car and multiply the kilometres travelled by 4.2 cents to determine ‘reasonable value for the electricity’. The ATO has some guidance along these lines, which wasn’t designed for this specifc purpose, but which will work, subject to a suitable by-law in the building: PCG 2023/D1 – Electric vehicle home charging rate – calculating electricity costs when a vehicle is charged at an employee’s or individual’s home
In any of the above cases, it’s a good idea to encourage drivers not to charge their cars at peak time. Peak time EV charging will tend to drive up the common property bill (due to capacity charges associated with peak power draw). It will potentially bring forward the need for electrical upgrades.
Setting the car to charge of-peak is easy for the driver to do, it just needs to be encouraged.
Ross De Rango | Electric Vehicle Council Ross@evc.org.au
Strata and Technology: Embracing Smart Building Solutions for the Future
The rise of smart technology is transforming the strata industry in 2025, offering new opportunities for improved building management, enhanced security, and energy efficiency. From smart lighting and temperature control to automated maintenance tracking and building access systems, the use of smart technology is becoming increasingly common in strata properties.
As strata properties increasingly adopt smarter building technologies, it’s essential to recognise the importance of maintain ing these systems and budgeting for their long -term capital replacement costs. Smart technologies, such as automated energy management, security systems, and climate controls, require ongoing maintenance to ensure they function effectively and continue to deliver cost-saving benefits. Additionally, these systems have a finite lifespan and may require significant capital investment for replacement or upgrades over time.
By proactively planning for future capital expenses, you can avoid unexpected financial burdens, ensuring the property remains in optimal condition. Our team of experts can provide a detailed Maintenance Plan report that ensures your strata property is financially prepared for future capital projects and ongoing maintenance.
Cash ow issues:
Who has authority to raise a special levy?
We received an email about paying a special levy. The levy is required because the owners corporation has cash fow issues. Does the OC need to hold an AGM to get an ordinary resolution before sending a special levy notice?
Confrm where the authority came from to raise the levy if you have concerns about the process.
There are several scenarios where a special levy can be raised, and these are covered under Section 24 of the Owners Corporations Act 2006.
In short, an ordinary resolution must be passed by the owners corporation in order to raise a special levy, provided the levy to be raised is not more than twice the total amount of the current annual fees set under Section 23. Ordinary resolutions can be passed by all the owners, either at a General Meeting or by ballot.
They can also be passed by a committee, at a meeting or by committee ballot. Most of the time, the committee will make these decisions based on the information they have at hand.
On some occasions, and where necessary, the manager may be authorised to raise a special levy in the event cash falls below a threshold or a specifc number. This is not typical but does happen where there is authorisation through the Contract of Appointment or a delegated authority – maybe at the AGM.
It’s important to check these points and confrm where the authority came from to raise the levy if you have concerns about the process.
Joel Chamberlain | Horizon Strata Management Group joel.chamberlain@horizonstrata.com.au
A Refreshing Approach to Strata Management
Experienced and Professional Owners Corporation Managers in Melbourne
At Horizon Strata, we make sure the job gets done properly without all the fuss.
Owners Corporation management requires expert knowledge as well as forward logical thinking to allow residents to live harmoniously, and owners to have peace of mind.
Horizon takes great pride in operating under these principles. This allows us to provide premium and transparent management for any strata-titled property.
Together with the day to day running of your Owners Corporation we provide comprehensive services which support owners through some of the most di cult & complex projects.
We are experienced in handling:
• Combustible Cladding
• Building Defects
• Financial Management
• Insurance Matters
Horizon does not take commissions or rebates from any supplier or Insurance provider. Our buildings under management range from 20 to 400 Lots so you can be assured we have the capability to manage your Owners Corporation, no matter the size.
Fire compliance when changing entry door locks
We wish to change our fre door lock to one with a keypad. How do we know if the new lock complies with the fre regulations?
We wish to change our fre door lock to one with a keypad and key entry. Our current apartment fre doors are impossible to lock when exiting the apartment without a key. Even if the internal lock is engaged, the door remains unlocked from the exterior until you lock it with the key. Will our new lock have to conform to the same locking functionality?
For full compliance, any installed hardware must have test approval for use with that particular type of fre door.
Assuming the apartment doors are fre doors, the answer depends on what you install. If all hardware is fre-rated and installed correctly, there should be no issue from a practical perspective. However, there could still be an issue from a compliance perspective.
For full compliance, any installed hardware must have test approval for use with that particular type of fre door. Look at the certifcation tags on your fre door and contact the listed door manufacturer. Ask the manufacturer to confrm whether your chosen product can be installed. If not, the door manufacturer should be able to advise on alternative products that are approved.
Chris Chatham | LINKfre Chris.Chatham@linkfre.com.au
Can an owner insure against a large water damage claims excess?
Our strata insurance policy carries a claims excess of $10,000 for water damage claims. Can an owner insure against this excess?
My unit is within a relatively large single tier strata complex. Because of the claims history, the strata insurance policy carries a claims excess of $10,000 for water damage claims (including storm damage). This is an exceedingly high excess for a unit owner to face if they have to lodge a claim. Is insurance of the claims excess on a strata insurance policy available for an individual unit owner?
There are no excess buydown options in the strata space for claims like this.
Unfortunately there are no excess buydown options in the strata space for claims such as this.
In this instance, the best thing you can do is proactive maintenance of your property to prevent insurance claims. This includes roof maintenance, checking fexi hoses for signs of wear, maintaining shower recesses, and addressing any specifc issues impacting water damage.
This should be encouraged across the entire complex to reduce claims history and put the owners in a better negotiating position to reduce the excess.
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Do owners have a right to access all common property areas?
Do owners have a right to access all normally accessible common property areas? We can only access our lot’s foor and the gym.
About ten years ago, the intermediate doors on each foor were removed, and access to the foor by lift (and via the fre stairs) was controlled by a security fob. At that time, the committee decided to limit owner’s access to their apartment’s foor and to the foor with the gym.
Do owners in buildings with common property have a right to access all normally accessible areas of common property (excluding special areas such as switch rooms, etc.)? I understand this right is spelled out in disability legislation.
In recent years, security practices have evolved, and many high-rise buildings now restrict access by foor for privacy and safety, using fob access controls as you described. It is very common for buildings to only allow access to the foor of the apartment and any foors where common facilities are located. This type of arrangement should not impact any disabled residents.
Alex Smale | Melbourne Owners Corporation Services alex@mocs.com.au
Residents do not have a right to access areas of the building that a resident does not have typical use of.
Residents do not have a right to access areas of the building that a resident does not have typical use of. This includes hallways on levels that are diferent to the apartment.
Can an owners corporation revoke a resolution?
Can an OC revoke a previous resolution? If so, what is the process?
In Victoria, OCs have clear processes for making and, when necessary, revoking decisions.
Owners corporation (OC) decisions, known as resolutions, aren’t always set in stone. Sometimes, new information or changing circumstances mean a rethink is needed. For example, an OC approves a special resolution to proceed with legal action against a builder for defects. However, after receiving legal advice, the OC learned that the case was unlikely to succeed or would be too costly. It may decide to reverse the resolution and explore alternative dispute resolution options instead.
In Victoria, OCs have clear processes for making and, when necessary, revoking decisions. The Owners Corporations Act 2006 outlines 3 primary types of resolutions:
1. Ordinary Resolutions: These require a simple majority of votes cast. They cover routine matters such as maintenance decisions, budget approvals, and committee elections. To revoke an ordinary resolution, the OC can pass a new ordinary resolution at a general meeting or through a ballot, provided the motion is properly included in the meeting agenda or ballot notice.
2. Special Resolutions: These necessitate at least 75% approval from all OC members. They pertain to signifcant decisions like imposing special levies exceeding twice the annual budget, major alterations to common property, leasing or licensing common areas, amending or revoking rules, initiating some legal proceedings (excluding debt recovery or rule enforcement), and borrowing amounts exceeding the annual budget.
To revoke a special resolution, the OC must pass another special resolution following the same stringent requirements.
3. Unanimous Resolutions: These demand 100% agreement from all OC members. They are reserved for critical decisions, including disposing of common property, altering lot boundaries, or amending lot liability and entitlement . Revoking a unanimous resolution requires achieving unanimous consent again, ensuring all members agree to the change.
It’s essential to recognise that if the OC has entered into contracts or legal obligations based on a resolution, revoking that resolution may not be feasible without potential legal or fnancial repercussions. Additionally, if a resolution pertains to statutory obligations, such as maintenance duties, revocation may not be lawful.
every owners corporation have to have a chairperson?
Our small OC has no elected ofcials, let alone a chairperson. Does every owners corporation have to have a chairperson?
I own one of four residential units. We have no elected ofcials, let alone a chairperson. Does every owners corporation have to have a chairperson?
My owners corporation (OC) manager says we don’t need a chairperson. The Owners Corporations Act 2006 states that “if an owners corporation does not have a committee, the lot owners MUST elect a member to be the chairperson of the owners corporation.”
Is the OC manager correct?
The importance of nominating a chair is to alleviate responsibility from the manager making decisions without the OC’s consent.
The relevant section of the Owners Corporations Act 2006 Section 98, Division 8 –Ofce-holders
Sect – 98 Chairperson of owners corporation
1. If an owners corporation does not have a committee, the lot owners must elect a member to be the chairperson of the owners corporation.
Further, as this is a Tier four OC (less than 10 occupiable lots), a committee may be elected.
Basically, if it’s legislated, i.e. the OC Act, it’s a requirement. However, from time to time no one shows up to an AGM and therefore, no one nominates to chair. The manager is left calling owners asking one to nominate for chair.
The importance of nominating a chair is to alleviate responsibility from the manager making decisions without the OC’s consent. If the manager has a chair, they can at least seek instructions from the chair. Also, Section 122 (f) if the manager is to receive any beneft, they must advise the chair.
The OC is in breach if no one puts their hand up. However, the reality is, without a chair, the manager has to send correspondence to all owners for instructions via email or ballots.
John Divita | MBCM Strata Specialists administration@mbcm.com.au
Benefits of having an SCA Member as your Strata Manager
Choosing the right Strata Manager for your building is important If your Strata Manager is a member of the Strata Community Association (SCA), you will have someone who is professional, has expert knowledge and is dedicated to making sure your property is well managed.
What sets an SCA member apart?
Expert Knowledge: SCA members undergo professional training and stay updated on the latest legislation governing strata communities
Code of Conduct: SCA members must adhere to a Code of Professional Conduct which outlines ethical standards, professional behaviour, and compliance requirements
Continuous Learning: SCA members are required to participate in a minimum of 6-12 hours per year of education and training to maintain their membership.
Great Resources: SCA members have access to a large range of tools and resources prepared by SCA These include guidelines on best practices and templates for different tasks
Upcoming Training & Events
Webinar - Outrunning Burnout & Chasing Happiness
Date:
Cost:
Location:
CPD: 28 February 2025, 10:00am - 11:00am
$70 members
$140 non-members Online via Zoom 1
Discover tools to find greater satisfaction and productivity in work and personal life Attorney and professional coach David Graf (USA) discusses the six common reasons why professional and amateur managers experience burnout and how they can address those issues to increase their performance in work and life
However, addressing burnout is only part of the issue; many professionals who successfully outrun burnout remain chasing happiness Learn how to reorient yourself and your team to be more satisfied and more productive while minimising costly employee turnover
Identify six burnout causes and how to address them
Distinguish between burnout and unrealised happiness
Boost satisfaction, performance, and team stability
Presenter: David Graf, Community Association Lawyer & Owner (Moeller Graf - USA)
Register : https://www trybooking com/CSVRR
Webinar - Practical Risk Management for Strata Managers
Date: Cost:
Location: CPD: 4 March 2025, 10:00am - 11:30am
$70 members
$140 non-members Online via Zoom 1 5
Strata Managers are constantly faced with compliance issues, defect reports, and maintenance requests but how do you determine what’s a critical risk and what can be managed over time? This webinar introduces a structured framework to help managers assess, prioritise, and manage building risks effectively By balancing compliance obligations with real-world risk management, Strata Managers can make smarter decisions, save Owners Corporations time and money, and ensure buildings remain safe and insurable
Why some defects matter more than others
Evaluating likelihood and consequence of building risks
A structured approach to deciding what requires urgent action
How risk management affects premiums and long-term costs
Strategies to confidently guide committees in decision-making
Presenter: Nathan Keating, CEO Focus Building Risk and Compliance, & Treasurer SCA (Vic) Board
Register : https://www trybooking com/CYUOQ
International Women's Day Lunch
Date & Time:
Cost:
Venue:
CPD:
6 March 2025, 12:00pm - 3:00pm
$120 members
Kooyong Lawn Tennis Club 1
Join SCA (Vic) as we celebrate International Women’s Day This year’s event will focus on the 2025 theme - Accelerate Action, highlighting the importance of swift, decisive steps to achieve gender equality in personal and professional spheres. We’ll discuss how to drive momentum for gender equality in the industry, empower women to take on leadership roles and celebrate the achievements of women in strata
Guest Speaker: Jessica Spendlove is a Dietitian turned Executive Health & Performance Coach and Wellbeing Speaker With over a decade of experience as a Performance Dietitian for seven professional sports teams, she now empowers professionals to thrive with science-backed strategies in nutrition, sleep, mindset, and recovery
Presentation: Sustainable Success: Essential Wellbeing Strategies to Prevent Burnout and Thrive in Work and Life
Recognise and prevent burnout
Build resilience with optimised habits
Reduce stress, enhance recovery, and balance work-life demands
Register: https://www trybooking com/CWPMV
Webinar - AI for Strata: Automate Workflows & Job Roles with AI Agents
Date:
Cost:
Location: CPD: 11 March 2025, 10:30am - 11:30am
$70 members
$140 non-members Online via Zoom 1
This webinar explores how AI-powered “Agents” and automation is transforming strata management Attendees will learn AI fundamentals, debunk common myths, and explore practical tools that improve efficiency and reduce workloads Through expert insights and real-world examples, participants will gain strategies to safely integrate AI and enhance productivity
Understand AI’s role in strata management
Learn the differences between AI and traditional automation
Debunk myths and mitigate risks around AI adoption
Explore AI tools that streamline daily operations
Discover real-world AI applications improving efficiency
Learn best practices for using AI safely (e g , ChatGPT)
Gain insights on AI-driven automation and workforce impact and much more!
Presenter: Dasun Premadasa, Founder at DAS CX and Merlo Ai, Technology leader with 25+ years of experience in AI and digital transformation
Register : https://www trybooking com/CYTKF
Committee
Date:
Cost:
Training for Strata Managers
Location: CPD: 13 March 2025, 8:30am - 11:30am
$70 members
$140 non-members Online via Zoom 3
This 3-hour webinar provides essential training on governance, roles and responsibilities, meetings, and effective communication for strata managers and committees Attendees will gain clarity on committee functions, governance policies, financial oversight, and conflict resolution The session equips participants with practical strategies to improve communication, compliance, and decisionmaking for better strata management
Develop clear and transparent communication strategies
Define roles and responsibilities of strata managers and committees
Implement governance policies for risk and conflict management
Learn techniques for effective meeting management and decision-making
Understand financial oversight, budgeting, and compliance requirements
Gain conflict resolution strategies to improve team collaboration.
Strengthen committee operations through accountability and strategic planning
Register : https://www trybooking com/CXWPW
Seminar - Reading and Understanding Plans of Subdivision (Werribee)
Date:
Cost:
Location: CPD: 20 March 2025, 10:00am - 12:30pm
$120 members Online via Zoom 2 5
This in-person seminar, led by expert Tim Graham, provides strata managers with an in-depth understanding of reading plans Attendees will explore complex scenarios, gain legal insights, and develop practical skills to interpret and apply reading plans effectively Suitable for both experienced professionals and those eager to learn, this session enhances analytical expertise in strata management
Strengthen skills in interpreting complex reading plans. Gain legal insights on reading plan implications
Learn practical techniques for real-world applications
Improve accuracy in plan analysis and decision-making
Address common challenges faced by strata managers
Presenter: Tim Graham, Partner, Chambers Russell Lawyers
