Incorporating an EVC system into your scheme’s fire mitigation plan is essential
Page 18 | EnergyTec
Is a WA strata commissioner being considered in Phase Two of the 2025 statutory review of WA’s strata law?
Page 24 | Landgate
Are survey strata schemes of 10 lots required to have a 10 year maintenance plan?
Page 28 | Strata Title Consult
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.
Liza Jovicic Sales and Content Manager
Overcoming client objections: Insights from QIA Group’s inspectors for Strata Managers
10 Strata owns my pergola and I maintain it. Do I also need to insure it?
Tyrone Shandiman, Strata Insurance Solutions
12 How do we register the carports with Landgate for the exclusive use of their respective unit owners?
Shane White, Strata Title Consult
give the council a decision to make Chris
16 Winter is coming: How to prepare your property and how you are insured ESM
18 Incorporating an EVC system into your scheme’s fire mitigation plan is essential
Damien Moran, EnergyTec
20 Initiating action quickly when faced with an urgent issue
Michael Kleinschmidt, Bugden Allen Group Legal
22 Can our self-managed strata get a commission rebate from the insurance broker?
Tyrone Shandiman, Strata Insurance Solutions
24 Is a WA strata commissioner being considered in Phase Two of the 2025 statutory review of WA’s strata law?
Greg McGuire, Landgate
26 Can the strata manager force the strata company to switch to a broker?
Jordan Dinga, Abode Strata
28 Are survey strata schemes of 10 lots required to have a 10 year maintenance plan?
Shane White, Strata Title Consult
30 What authority requires an owner to pay “recovery of contributions” charges?
Jamie Horner, Empire Estate Agents
32 What records must the old strata manager hand over to our new strata manager?
SVN Perth
34 Can the council of owners communicate with owners via email?
Jamie Horner, Empire Estate Agents
36 Strata 101
Strata Community Association (WA)
38 The WA LookUpStrata Directory
Thanks to our sponsors
If a building experiences water ingress, how can owners and councils differentiate between damage covered by their strata insurance (e.g., storm damage) and damage that exist or due to lack of maintenance?
If your building has existing problems like concrete spalling or timber rot, these are not ordinarily accepted as storm damage because it’s fairly obvious they are pre-existing.
Most councils, strata managers and building managers are reasonably aware of the existing maintenance issues and problems in the building, e.g., dark stains or the efflorescence you see coming out of balconies, concrete spalling, timber rot, and steel corrosion. They’re all visible signs of water damage, but none occur within a week or two after the cyclone. They’re signs of long-term maintenance problems and would not typically be covered by insurance. However, they may very well impact how an insurer will respond to a claim. Long standing defect issues can result in a claim being denied in
full, a partial response or the requirement of defects to be repaired before any resultant damage from an insurable event will be paid.
As a building consultant, when we attend the building for an assessment or project manage a site, we look for damage that happened during the cyclone. Also, our duty of care is to identify other things that could have contributed to damage, like water ingress.
Mould is always tricky. Mould can develop within days, so it can be complicated to determine the difference between existing mould and new mould as a result of water inundation.
Experts can determine that to help get a clear picture of what sits in that maintenance area and what may have contributed to further damage because it wasn’t repaired.
If your building has existing problems such as steel corrosion, rust, or timber rot, these are not ordinarily accepted as storm damage because it’s fairly obvious they are pre-existing.
Bruce McKenzie | Sedgwick bruce.mckenzie@au.sedgwick.com
BUILDING CONSULTANCY
• Defect reports and forensic engineering
• Scope of works
• Dilapidation and risk surveys
• Dispute mediation and expert witness
• Contractor procurement and cost validation
• Construction management
• Capital works funds/maintenance plans
• Digital capability
• Façade assessments
REPAIR SOLUTIONS
• Emergency make safe
• Fire water damage restoration
• Leak detection
• Contamination response
• Building repairs
• Cost validation services
• Digital capability
LOSS ADJUSTING AND CLAIMS MANAGEMENT
• Third Party Administration (TPA)
As a service provider, at QIA Group, we understand that strata management can often feel like a juggling act, especially when it comes to dealing with client objections and committee concerns. Whether you’re managing maintenance, conducting meetings, or addressing resident complaints, your role is vital to the smooth operation of the building. Here’s a light-hearted look at how our inspectors at QIA Group handle objections during property inspections and how you, as a strata manager, can apply these strategies to your own work.
It’s not uncommon for committee members to express concerns about reports and recommendations made during inspections. Often, they just want to feel heard and validated, which is why it’s essential to listen attentively and acknowledge their concerns. Some times, just letting someone vent can go a long way.
Dealing with objections can sometimes feel like you're standing in the middle of a storm, especially when committee members are upset about certain findings. However, staying calm and composed in these situations can turn a tense moment into an opportunity for education.
3. Offer a Solution, Not Just an Explanation
Clients don’t just want to know what’s wrong they want solutions. Our inspectors know that it’s essential to present possible solutions when discussing issues. This is a key opportunity to demonstrate your expertise and show that you’re focused on providin g value.
Sometimes, objections arise because committee members don’t fully understand the scope of work, or the importance of certain recommendations. As specialists in our field, we excel at educating clients, explaining the why behind each suggestion. When expectations are set clearly, objections often fade away.
In one instance, a committee was adamant that a building’s gutters were completely fine, despite our inspector pointing out some significant blockages. After some back and forth, the inspector suggested, “You know, gutters are a little like teenagers if you don’t check on them regularly, they can get into a lot of trouble.” The committee chair laughed, but after learning more about the risks of clogged gutters, they agreed to implement the recommended cleaning schedule.
Despite all our efforts to offer solutions and education, there are times when the situation might escalate beyond what we can resolve in the moment. That’s when knowing when to escalate and bring in senior management or suggest further mediation is key. It’s not a failure it's just part of the process.
The next time you're faced with a heated committee meeting or a difficult client, remember: a little humour, a calm demeanour, and a solid solution can go a long way in turning a challenging situation into a positive one.
What Inspection of the common property to create a forecast and timeline of future capital works expenditure
Why To help maximise the value of your property and minimise unexpected levies
To help comply with strata regulations which require an ongoing 10 year forecast
When Every 5 years (earlier if an unexpected change in property condition or budget occurs)
What Inspection of common property to assist Owners Corporations and Bodies Corporate identify areas which require Maintenance & early identification of more serious building deterioration and defects.
Why Maintenance happens – In many cases the failure to adopt an approach or standard leads to inaction and potential for one costly maintenance issue after another with Owners possibly being forced to raise Special Levies to pay for the unexpected works.
When Yearly
What Inspection of the common property to detail physical safety hazards and ways to address them
Why To help minimise potential hazards to property owners, residents and visitors
To help comply with safety regulations and common law duty of care
When Yearly
What Inspection of the property to audit fire equipment records, evacuation plans and training
Why To help minimise the risk of personal injury and property loss as well as financial and legal liability
To help comply with fire regulations and common law duty of care
When Yearly in QLD, as required in other states
Insurance Valuations
What Inspection of the property to provide an independent estimate of the replacement cost
Why To help minimise the risk of being unable to rebuild due to insufficient insurance coverage
When Every 5 years
What Inspection of the common property including sampling and testing of suspected asbestos containing materials
Why To help minimise health risks and property contamination as well as financial and legal liability
To help comply with asbestos regulations and common law duty of care
When Immediately if asbestos is suspected
Yearly if the asbestos containing materials are unstable and/or changed, or 5 yearly if undisturbed
The information in this document is merely a summary for the purpose of providing a simplified overview, for detailed information please contact us. Timeframes are based on a combination of legislative requirements, common law duty of care and best practice to help meet compliance obligations and to assist in minimising personal injury and property loss as well as financial and legal liability. Timeframes can be customised to meet specific requirements.
Strata owns my pergola and I maintain it. Do I also need to insure it?
Strata owns my pergola but I maintain it. Should my insurance include cover for the pergola?
I live in a strata complex and have a pergola beside my lot. Although the pergola belongs to the strata, I am responsible for maintaining it.
I’m switching insurance companies for my contents insurance/public liability. Should my insurance cover include public liability for the pergola?
Contents or landlords insurance generally extends to the pergola.
When a lot owner is responsible for maintaining a property feature, such as a pergola that is on common property but is under the care of the lot owner, they can be held legally liable for injury or property damage associated with it.
Typically, contents or landlords insurance includes public liability cover, which is intended to protect the lot owner from liability related to their property. This would generally extend to the pergola, covering the lot owner if a claim arises due to their responsibility for its maintenance. However, it is crucial to review the specific policy to ensure this coverage applies.
For the strata corporation, if drawn into a liability claim related to the pergola or any other common property, the strata insurance policy would generally respond, subject to the policy’s terms, conditions, and exclusions.
Tyrone Shandiman | Strata Insurance Solutions tshandiman@iaa.net.au
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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The carports in our old strata scheme have never been registered with Landgate for the exclusive use of the respective unit owners. What’s the best and least expensive way to do this?
I own and lease out a unit in a 1970s WA strata scheme. Our 30 common property carports have never been registered with Landgate for the exclusive use of the respective unit owners. I have obtained one quotation of $14,000 from a licensed surveyor for necessary survey work to accompany the application to Landgate.
Are there less expensive alternatives that would satisfy Landgate?
Survey firms may charge plus or minus the amount you have stated. There will be other fees to consider as well.
Exclusive use drawings need to comply with a set of standards so there is no ambiguous interpretation of who has the use of what.
Survey firms may charge plus or minus of the amount you have stated. There will be other fees to consider as well.
On top of the survey work, there will be costs for general meetings and preparation of the details for the exclusive use areas.
Landgate will also charge a fee for document lodgement.
As you’ll be adding in a new bylaw, the strata company will also need a first consolidation.
Shane White | Strata Title Consult shane.white@stratatitleconsult.com.au
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Always give the council a decision to make
What techniques are recommended to change the language, attitude and bias of our council who perceive lot owner concerns as ‘objections’ and ‘complaints’?
Always ensure you give the council a decision to make.
Generally, we think your best bet is to ensure that your ‘objections’ or ‘complaints’ are succinct, accurate, objective and clear in your aim. In other words, make sure you avoid dissertations and ‘rants’ and always ensure you give the council a decision to make. For example, requesting the council to ‘decide’ or ‘resolve’ something and referencing a quote or similar, is more tangible and action-focused than suggesting they ‘investigate’ or ‘consider’ something.
This is general information only and not legal advice.
Chris Irons | Strata Solve chris@stratasolve.com.au
Welcome to the ESM Strata Community
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p a y m e n t s f o r m o s t p o l i c y h o l d e r s a c r o s s t h e c o u n t r y .
Y O U R P R E - W I N T E R C H E C K L I S T
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w a t e r i n g r e s s .
E n s u r e g u t t e r s , d o w n p i p e s , a n d d r a i n s a r e c l e a r e d t o a l l o w p r o p e r w a t e r f l o w .
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t e m p o r a r y a c c o m m o d a t i o n i f n e e d e d E a c h s t r a t a p l a n i s d i f f e r e n t , a n d w h o p a y s t h e e x c e s s
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r e v i e w y o u r c o v e r a g e a n d r e q u e s t a c o p y o f t h e c u r r e n t p o l i c y f r o m y o u r s t r a t a m a n a g e r i f y o u ’ r e u n s u r e .
F I N D O U T H O W W E C A N H E L P Y O U I N T H E S M O O T H A N D E
Incorporating an EVC system into your scheme’s fire mitigation plan is essential
Are there additional fire mitigation requirements relating to EV charging in strata buildings in addition to extinguishers and existing suppression systems such as sprinklers?
Incorporating an EVC system into your scheme’s fire mitigation plan is essential.
The SCA has released a white paper for EV in Strata named “Phase 2: EV Challenges Report” which tables a range of fire risk and mitigation topics.
The document outlines that evidence suggests electric vehicles (EVs) are not necessarily more likely than conventional vehicles to be involved in a fire incident. However, when they are involved with fires, the fire management risks are high.
Incorporation of an EVC system into your scheme’s fire mitigation plan is an essential task.
Damien Moran | EnergyTec damien.moran@energy-tec.com.au
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What specific steps can a council legally take to initiate action quickly when faced with an urgent issue, and what are the potential risks of using these expedited procedures instead of the standard process?
Get your fellow lot owners and council members to take action and make decisions.
The body of the presentation provides the specific rules for each state. Take the most urgent circumstances, such as when there is literally a crane transporting pallets over your swimming pool. Generally, you should get the council together to make a decision to commence proceedings and authorise the expenditure.
In advance of that meeting, contact as many lot owners as you can and invite them to attend. Involve as many people as possible. Engage the lawyers. With the assistance of your strata manager, get the ratification process going.
Show that you’ve acted in good faith, typically without negligence, and acting without negligence means getting legal advice as quickly as possible.
Get your fellow lot owners and council members to take action and make decisions.
Michael Kleinschmidt | Bugden Allen michael.kleinschmidt@bagl.com.au
Can our self-managed strata get a commission rebate from the insurance broker?
Is a self-managed strata entitled to a rebate from the insurance broker’s commission?
Your scheme can negotiate the remuneration structure with the broker.
You are entitled to negotiate with insurance brokers, especially if the strata scheme directly engages the broker. If the insurance broker pays a commission to strata managers and your self managed strata scheme engages them directly, your scheme can negotiate the remuneration structure with the broker. As is the case in any profession, you can negotiate fees.
Tyrone Shandiman | Strata Insurance Solutions tshandiman@iaa.net.au
Is a WA strata commissioner being considered in Phase Two of the 2025 statutory review of WA’s strata law?
The State Administrative Tribunal was intended to be a “one-stop-shop”. Feedback suggests disputes are not resolved quickly or cheaply. What alternatives are being considered?
Regarding dispute resolution, while the State Administrative Tribunal (SAT) was intended to be a “one-stop-shop”, feedback suggests some disputes are still not being resolved quickly or cheaply. What are some of the alternative or supplementary dispute resolution pathways that are being seriously considered for Phase Two?
The feedback shows a strong desire for something like a strata commissioner role.
The feedback shows a really strong desire for something like a strata commissioner role. That would be a semi-judicial role, akin to the building commissioner or something like that. We’re having a look at that as part of Phase Two. There are certainly limited options.
We received really good feedback from SAT through the interviews. A whole bunch of strata disputes that go to SAT get resolved through SAT mediation before they go to a hearing. This was a bit of a surprise for us. We knew that service existed, but we didn’t know it was as effective as it is. Perhaps an additional state government offered mediation service might be another option.
Greg McGuire | Landgate customerservice@landgate.wa.gov.au
Can the strata manager force the strata company to switch to a broker?
Can the strata manager force the strata company to switch from a direct insurer to an insurance broker?
Our strata company deals with a direct insurer. The strata manager wants us to transition to an insurance broker, which will see us incur a (as yet undisclosed) fee.
Our previous strata manager charged a $1500 commission on top of their management fee. We chose our current strata manager specifically because they administered our insurance directly with no additional cost apart from their management fee.
We don’t want to use a broker as our budget is already tight. Can the strata manager force the strata company to switch to a broker? Does the strata company have grounds to terminate the strata manager’s contract if it no longer performs the insurance function directly?
Our experienced team assists strata managers, council members and individual lot owners with clear and practical advice. Call us today to find out how we can help you resolve your strata issues.
The council’s responsible for appointing and dismissing contractors as deemed appropriate.
The strata manager cannot compel the council of owners to switch to a broker. It is the council’s responsibility to appoint and dismiss contractors as deemed appropriate.
Review the management agreement to determine if directly arranging insurance is explicitly listed as part of the strata manager’s duties. If the strata manager ceases to perform this function, the council may argue that they are not fulfilling their contractual obligations.
If termination of the strata management contract is considered, Section 151 of the Strata Titles Act 1985 (WA) outlines the process for issuing a show cause notice. This procedure ensures the strata manager is given the opportunity to respond before further action is taken.
Jordan Dinga | Abode Strata abode@abodestrata.com.au
Contact us
Call 9200 4900 or email Elizabeth at admin@civiclegal.com.au
I am purchasing a survey strata titled unit in a block of 10 in Bunbury. Do survey strata schemes of 10 lots require a 10 year maintenance plan?
You must have a reserve fund if your strata company is 10 lots or more.
First, we need to know what a “designated strata company” is as defined in the Strata Titles Act (STA). See Section 100(7):
100 Administrative and reserve funds and contributions
1. In this section designated strata company means —
a. a strata company for a scheme with 10 or more lots; or
b. a strata company included in this definition by the regulations.
See Regulation 79 as defined in the Strata Titles General Regulations 2019 (STGR)
79. Designated strata company — extended meaning
1. For the purposes of section 100(7)(b), a designated strata company includes the following —
a. a strata company for a strata scheme that has a scheme building replacement cost of more than $5,000,000;
b. a strata company for a survey-strata scheme if the replacement cost of the improvements on the common property is more than $5,000,000.
2. The replacement cost of a thing is the reasonable cost of rebuilding, replacing or repairing the thing to a condition which is equivalent to or substantially the same as (but not better or more extensive than) when it was new.
Now that we understand the requirements for 2 to 9 Lots and the requirements for 10 or more Lots, we can proceed to explain that if you have a small scheme of 2 to 9 Lots that has a replacement value of more than $5,000,000 then it is classified as a “Designated Strata Company” you “must” have a reserve fund as detailed in Section 100(2) and (2A);
If the strata scheme is a Designated Strata Company, you must have a reserve fund. If your strata company is 10 lots or more, you must have a reserve fund.
It will be up to the owners to agree on how much they contribute to the reserve fund for this purpose.
Your enquiry relates to survey-strata schemes in particular. A lot on a survey-strata plan does not show buildings on the lot, as all buildings or any structure on the lot is the responsibility of the lot owner.
To this end, the 10 year plan is for the purpose of replacing common property. If there were any common property structures or facilities, the 10 year plan would cover these items. See STGR Regulation 77.
If your strata company fits this definition, you “must” have a 10 year plan. It is up to the owners to agree on the amount of the contributions.
Even if you are living in a smaller scheme, it would be a good idea to regularly review the repairs that could be required in the future and ensure you have a reserve fund that would help cover them.
Shane White | Strata Title Consult shane.white@stratatitleconsult.com.au
Our strata manager charged a fee to send recovery letters to an owner in arrears. What authority requires an owner to pay these “recovery of contributions” charges?
Our strata manager charged our strata company a fee to send letters to an owner in levy arrears. The strata manager raised an invoice on behalf of the strata company to the owner to recover these charges. Is this the usual practice?
What authority requires an owner to pay these “recovery of contributions” charges?
It is usual for a strata manager to send notices to recover unpaid funds and charge the lot owner for them.
It is usual for a strata manager to send notices to recover unpaid funds and charge the lot owner for them. If unpaid, strata managers generally organise debt collection via legal means and pass these costs onto the defaulting lot owner. Schedule 1 Governance by-laws, listed below, note that the owner of a lo must pay all rates,
taxes, and ‘charges’ that may be payable concerning a lot. However, to bolster this, a scheme may also have a debt or cost recovery by-law lodged and can proceed to the SAT Tribunal to seek an order for unpaid contributions and costs.
1. The owner of a lot must —
a. immediately carry out all work that may be ordered under a written law in respect of the lot other than such work as may be for the benefit of the building generally and pay all rates, taxes, charges, outgoings and assessments that may be payable in respect of the lot.
Jamie Horner | Empire Estate Agents JHorner@empireestateagents.com
Our strata manager gave notice that they will no longer be managing our scheme. What records and invoices must be handed over to our new strata manager?
Our strata manager gave 28 days’ notice that they will no longer manage our scheme. I’m surprised it’s so easy for a strata manager to do this. Are they required to hand over detailed accounting records and invoices or only the key documents to our newly appointed strata manager?
We suggest reviewing your current contract with the strata manager to confirm the specifics around records handover.
Under the Strata Titles Act 1985 (WA) (the Act), when a strata manager resigns, they are typically required to hand over all records pertinent to the management of the scheme. This handover ensures continuity and transparency for the new manager, supporting a smooth transition.
The strata manager must transfer more than just key documents such as meeting minutes, contracts, and insurance policies They also include detailed accounting
records and invoices, as these form an essential part of the scheme’s historical and operational transparency. According to Section 104 of the Act, it is ultimately the strata company’s responsibility to retain records as stipulated under Section 83 of the Strata Title (General) Regulations 2019. By contractual agreement, the strata manager generally acts as a custodian of these records on behalf of the strata company during the term of their contract, rather than as the record’s owner.
If your situation involves a change within the same strata management company (i.e., a different manager within the same company is appointed), the records would generally remain within the company and be seamlessly transferred to the new manager. However, if a different company is appointed, then a formal handover is required.
We suggest reviewing your current contract with the strata manager to confirm the specifics around records handover. If the manager fails to provide the required records, the strata council may wish to remind them of their obligations under the Act and the potential contractual breach.
SVN | Strata | SVN Perth info@svnperth.com.au
Is it legally permissible for a council of owners to use email for notifications and communication with lot owners?
I own a strata lot in WA and am the elected secretary and acting treasurer. I have also been acting as a volunteer strata manager.
Our strata scheme has six lots with five owners/residents. Everyone has an email addresses. The strata uses an email address for all notifications. What is the legality of notifications and replies when communicating to owners via their email addresses? Can I arrange the AGM using email communication?
Can an owner vote via email on AGM/EGM agenda items before the meeting rather than attending the meeting in person?
Our owners are apathetic regarding strata management, and I’m sure no owner will nominate for elected council positions. How can this problem be overcome?
Email is a valid form of service if the lot owner has requested this as their service address.
Concerning the legality of notifications and replies when communicating, email is valid if the lot owner has requested this as their service address. If they request postage, this preference must be adhered to. If email is preferred, a by-law can be lodged for the scheme that confirms electronic service.
Voting at an annual general meeting is a different matter. The Strata Titles Act 1985 allows voting subject to any requirements of the scheme by-laws. A person may attend a meeting of a strata company remotely and be taken to be present at the meeting. A person may attend and vote at a meeting remotely via telephone, video link, internet connection or a similar form of remote communication if this does not place an unreasonable imposition on the strata company.
If you are acting as a voluntary strata manager, please note there are requirements under the Strata Titles Act 1985 for this position.
If a minimum of three owners do not nominate to be on the council of owners at the Annual General Meeting, all owners become the council of owners.
Jamie Horner | Empire Estate Agents JHorner@empireestateagents.com
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wa.strata.community
Purchasing a strata property is different from buying a standalone (freehold) home In a strata scheme, you own your individual lot, but you also share ownership of common property areas These can include gardens, external walls, the roof, driveways, lifts and other shared spaces
admin.wa@strata.community
When you buy a strata lot, you automatically become a member of the strata company This is the collective group of all lot owners within the scheme
The strata company is responsible for tasks such as:
Managing and maintaining common property
Overseeing the financial management of the scheme
Enforcing the scheme’s by-laws
Arranging insurance for the scheme, where required
While a strata company can have an Australian Business Number (ABN), it is not considered a company under the Corporations Act 2001 (Commonwealth). It is simply the legal entity that manages the strata scheme as a whole
, sometimes referred to as the council e up of lot owners elected to represent proprietors
out the functions and powers of the n behalf of all owners. The number of , how they are elected and how ducted are set out in the scheme’s ncil is responsible for many of the dayelating to the management and cheme
r
e strata council may choose to appoint to assist with the responsibilities of scheme A Strata Manager can only act trata company if there is a written nt Contract in place
e contract, a Strata Manager may be responsible for tasks such as:
Organising repairs and maintenance for common property
Managing the scheme’s finances
Maintaining records and documentation
Providing information to lot owners and the strata company
Scheduling and running the schemes Annual General Meeting
Staying informed about, and complying with, relevant legislation
Issuing notices when by-laws are breached
Buying into a strata property means becoming part of a shared community, with collective responsibilities and decision making. Understanding how the strata company, council, and strata manager operate will help you make informed choices and contribute positively to the management of the scheme Whether you ' re a firsttime buyer or adding to your portfolio, being aware of your rights and obligations will set you up for a smoother and more successful strata living experience
When Jane purchases an apartment
Jane automatically becomes a member of the strata company with all other lot owners
As a member of the strata company Jane votes to elect representatives from the strata company to serve on the strata council, most commonly called the council of owners.
The council of owners may choose to engage a professional strata manager to carry out some of the duties of the strata company
LookUpStrata
Australia’s #1 Strata Title Information Site.
W: https://www.lookupstrata.com.au/ E: administration@lookupstrata.com.au
Strata Community Association
P: (08) 9381 7084
W: https://www.wa.strata.community/ E: admin.wa@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 apartments
W: https://www.yourstrataproperty.com.au/ E: amanda@yourstrataproperty.com.au
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
Astute Accounting Service
We Serve You Better
P: 02 8011 4797
W: https://astuteservice.com/ E: contact@astuteservice.com
MiMOR
Connecting People – Creating Communities
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
Town Square
Productivity and Communications Platform for SM’s.
W: https://townsquare.au/ E: hello@townsquare.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/ E: sam@mybos.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
onsite.fm
Building Management Software
P: 02 7227 8550
W: https://onsite.fm/ E: hello@onsite.fm
eVotters
The online voting solution
P: 61 280 114 797
W: https://www.evotters.com/ E: support@evotters.com
Sedgwick
Building Consultancy Division & Repair Solutions
W: https://www.sedgwick.com/solutions/global/au
E: sales@au.sedgwick.com
QIA Group
Compliance Made Easy
P: 1300 309 201
W: https://www.qiagroup.com.au/ E: info@qiagroup.com.au
GQS
Quantity Surveyors & Building Consultants
P: 1300 290 235
W: https://gqs.com.au/ E: info@gqs.com.au
BCRC
Specialist Design Practitioners
P: 02 9131 8018
W: https://bcrc.com.au/
E: sydney@bcrc.com.au
Leary & Partners
Quantity surveying services since 1977
P: 1800 808 991
W: https://www.leary.com.au/ E: enquiries@leary.com.au
BIV Reports
Specialist in Strata Compliance Reports
P: 1300 55 18 30
W: https://www.biv.com.au/ E: biv@biv.com.au
Solutions in Engineering
Quality Reports On Time, Every Time!
P: 1300 136 036
W: http://www.solutionsinengineering.com/ E: enquiry@solutionsinengineering.com
Mabi Services
Asbestos, Safety & Building Consultants
P: 1300 762 295
W: https://www.mabi.com.au/
E: info@mabi.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
Independent Inspections
Sinking Fund Forecast, Insurance Valuations, OHS
P: 1300 857 149
W: https://www.iigi.com.au/ E: admin@iigi.com.au
Leo & Associates Consulting Engineers
Enhancing Structures, Empowering Futures
P: 0452 205 727
W: https://laconsulting.com.au/ E: Leo@laconsulting.com.au
Ostanes Engineering
We Engineer
P: 0411 631 777
W: https://ostanes-engineering.com/ E: info@ostanes-engineering.com
LUNA
Building and Facilities Manager
P: 1800 00 LUNA (5862)
W: https://www.luna.management/ E: info@luna.management
Clear Edge Frameless Glass
Energy Efficient Balconies for Elevated Living
W: https://www.clearedgeglass.com.au/ E: sales@clearedgeglass.com.au
Strata Insurance Solutions
Advice You Can Trust
P: 1300 554 165
W: https://www.stratainsurancesolutions.com.au/ E: info@stratainsurancesolutions.com.au
Lync Insurance Brokers
The Lync to Safer Strata
P: 1300 127 503
W: http://www.lyncinsure.com.au/ E: info@lyncinsure.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
CRM Brokers
The smart insurance choice
P: 1300 880 494
W: https://www.crmbrokers.com.au/ E: crmstrata@crmbrokers.com.au
Body Corporate Brokers
United, Protecting Communities
W: https://bcb.com.au/ E: sarah.johnson@bcb.com.au
Strong Insurance
Fast & efficient strata insurance across Australia
P: 1800 934 099
W: https://www.stronginsurance.com.au/ E: admin@stronginsurance.com.au
Civic Legal
Bringing Clarity to Complexity
W: http://www.civiclegal.com.au/ E: admin@civiclegal.com.au
Bugden Allen
Australia’s leading strata law experts
P: 02 9199 1055
W: https://www.bagl.com.au/-
E: info@bagl.com.au
Moray & Agnew Lawyers
Legal strategies and solutions for our clients
P: 03 9600 0877
W: https://www.moray.com.au
E: melbourne@moray.com.au
Grace Lawyers
Know. Act. Resolve.
P: 1300 144 436
W: https://gracelawyers.com.au/ E: enquiries@gracelawyers.com.au
Lannock Strata Finance
Simplifying strata funding
P: 1300 851 585
W: https://lannock.com.au/ E: strata@lannock.com.au
StrataLoans
The Experts in Strata Finance
P: 1300 785 045
W: https://www.strata-loans.com/ E: info@strata-loans.com
B Strata
Best People. Best Systems. Best Practices. P: 08 9382 7700
W: https://www.bstratawa.com.au/ E: admin@bstratawa.com.au
Realmark Strata
Creating better results for strata.
P: 08 9328 0909
W: https://www.realmark.com.au/strata-management
E: strata@realmark.com.au
Chambers Franklyn Strata Management
Where Expertise Meets Excellence in Strata
P: 08 9440 6222
W: https://chambersfranklyn.com.au/ E: strata@chambersfranklyn.com.au
Empire Estate Agents
Everyday Heroes...Going Beyond
P: 08 9262 0400
W: https://www.empireestateagents.com/
E: jhorner@empireestateagents.com
ESM Strata
WA’s Largest Dedicated Strata Management Company
P: 08 9362 1166
W: https://esmstrata.com.au/ E: support@esmstrata.com.au
Oakfield
Experts in Strata
P: 08 6355 5225
W: https://oakfield.com.au/ E: admin@oakfield.com.au
Abode Strata Management
For People in WA Who Value their Property Investment
P: 08 9368 2221
W: https://www.abodestrata.com/ E: jordan@abodestrata.com.au
magixstrata
We listen!
P: 08 6559 7498
W: https://www.magixstrata.com.au/
E: info@magixstrata.com.au
Strata Links
Simplify Your Complex
P: 08 6383 9913
W: https://stratalinks.com.au/home-page/ E: info@stratalinks.com.au
Southern Strata Services
Strata Management Services in Western Australia
P: 08 9478 6881
W: https://www.southernstrataservices.com.au/ E: admin@southernstrataservices.com.au
Strata Property WA
We believe that our best asset, is yours P: 08 9370 5339
W: https://stratapropertywa.com.au/ E: office@stratapropertywa.com.au
SVN | Strata Management
Global Strength - Local Presence
P: 08 9427 7955
W: https://svnstrata.com.au/ E: info@svnperth.com
Logiudice Property Group
Perth Strata Specialists!
P: 08 9368 5888
W: https://www.lpg.com.au/ E: admin@lpg.com.au
Perth Strata Co.
For Better Strata Living | We get things done! P: 6388 1189
W: https://perthstrataco.com.au/ E: hello@perthstrataco.com.au
Contessi Properties
Real honest. Real bold. Real Estate. P: 0477 520 269
W: https://contessi.com.au/ E: strata.manager@contessi.com.au
Tunnel Vision (WA) Pty Ltd
Blocked Drain and Nuflow Pipe Relining Specialists
P: 08 9417 1563
W: https://www.tunnelvision.com.au/ E: operations@tunnelvision.com.au
Energy-Tec
Utility Insights. Empowering Property.
P: 08 9309 0000
W: https://energytec.com.au/ E: service@energy-tec.com.au
Embedded Network Arena
Independent Embedded Network Consulting Services
P: 1300 987 147
W: https://embeddednetworkarena.com.au/ E: info@embeddednetworkarena.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
Bright Connect
Experts in community energy technology. P: 1300 908 760
W: https://www.brightconnect.com.au/ E: connect@brightconnect.com.au
Delineation Line Marking
Perth’s Line Marking Service
P: 0497 314 758
W: https://delineationlinemarking.com.au/ E: Geoff@delineationlinemarking.com
Calibre Painting
Exceptional commercial painting services. P: 0423 800 153
W: https://calibrepainting.com/ E: grant@calibrepainting.com
Higgins Coatings Pty Ltd
Specialist painters in the strata industry
W: https://www.higgins.com.au/ E: info@higgins.com.au
Rawlinsons
Calculated Confidence
P: 08 9424 5800
W: https://www.rawlinsonswa.com.au/ E: info@rawlinsonswa.com.au
EYEON Property Inspections
P: 1300 798 274
Groundfloor™
Australian parcel, mail, and refrigerated lockers
P: 03 9982 4462
W: https://groundfloordelivery.com/ E: ask@groundfloordelivery.com
Buy and Sell with More Confidence
W: https://www.eyeon.com.au/ E: info@eyeon.com.au
Diamond Property Inspections
Property Inspections You Can Trust
P: 1300 368 000
W: https://diamondinspections.com.au/ E: orders@diamondinspections.com.au
Adelaide StrataVal
Strata & Community Insurance Valuations
P: 08 7111 2956
W: https://www.strataval.com.au/ E: valuations@strataval.com.au
Delphi Consultants & Valuers
Building Insurance Valuation Services
P: 07 3852 6021
W: https://www.delphiproperty.com.au/ E: info@delphiproperty.com.au
Ensure Group – Property Valuers
Insurance Valuation Experts
P: 03 9088 2032
W: https://www.ensuregroup.com.au/ E: valuations@ensuregroup.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
Metrowest Service Pty Ltd
Single source solution for all maintenance needs
W: https://metrowest.com.au/ E: info@metrowest.com.au
Energy On Pty Ltd
P: 1300 323 263
W: https://www.energyon.com.au/
E: EnergyServices@EnergyOn.com.au
Strata Solve
Untangling strata problems
P: 0419 805 898
W: https://stratasolve.com.au/ E: chris@stratasolve.com.au
ABN Lift Consultants
A team of friendly, open minded professionals
P: 0468 659 100
W: https://www.abnlift.com/ E: andrew@abnlift.com
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
NGEES
Experienced lift technicians in Perth
P: 08 6186 9433
W: https://ngees.com.au/ E: admin@ngees.com.au
Strata Title Consult PTY LTD
E: shane.white@stratatitleconsult.com.au
Tender Advisory
Tender Solutions: Consult. Procure. Support. P: 0435 893 670
W: https://www.tenderadvisory.com.au/ E: info@tenderadvisory.com.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
Strata Mediation Services
Mediation before Litigation
P: 0421 379 603
W: https://www.stratamediationservices.com.au/ E: glenn@stratamediationservices.com.au
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