The VIC Strata Magazine | April 2023

The VIC STRATA MAGAZINE

APRIL 2023

Are there insurance implications for installing EV chargers in a strata building?

Page 8 | Strata Insurance Solutions

A solution to visitor parking… and booking EV chargers

Page 10 | MiMOR

Conflict of interest and the decision making process

Page 26 | The Knight

LookUpStrata is Australia’s Top Property Blog Dedicated to Strata Living. The site has been providing reliable strata information to lot owners, strata managers and other strata professionals since 2013.

As well as publishing legislative articles to keep their audience up to date with changes to strata, this family owned business is known for their national Q&A service that provides useful responses to lot owners and members of the strata industry. They have created a national network of leading strata specialists across Australia who assist with 100s of the LookUpStrata audiences’ queries every month.

Strata information is distributed freely to their dedicated audience of readers via regular Webinars, Magazines and Newsletters. The LookUpStrata audience also has free access to The LookUpStrata Directory, showcasing 100s of strata service professionals from across Australia. To take a look at the LookUpStrata Directory, flip to the end of this magazine.

Meet the team

Nikki began building LookUpStrata back in 2012 and officially launched the company early 2013. With a background in Information Management, LookUpStrata has helped Nikki realise her mission of providing detailed, practical, and easy to understand strata information to all Australians.

Nikki shares her time between three companies, including Tower Body Corporate, a body corporate company in SEQ. Nikki is also known for presenting regular strata webinars, where LookUpStrata hosts a strata expert to cover a specific topic and respond to audience questions.

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

4 Strata Loans: When to Involve a Finance Specialist in Your Project

Jenine Garcia, Lannock Strata Finance

6 Protection for apartment owners around Australia

Bruce McKenzie and Morris Mellinger, Sedgwick & Corey Nugent, Resilience Insurance

8 Are there insurance implications for installing EV chargers in a strata building?

Tyrone Shandiman, Strata Insurance Solutions

10 A solution to visitor parking… and booking EV chargers

Jake Sharp, MiMOR

12 Is an air conditioner covered under mechanical breakdown insurance?

Tyrone Shandiman, Strata Insurance Solutions

14 Got a problem with a builder?

Phillip Leaman, Tisher Liner FC Law

16 How do I find out who owns the unit next door?

Gary Howell, MBCM Strata Specialists

18 Important roles that support an Owners Corporation

The Knight

20 Do we need an insurance broker?

Tyrone Shandiman, Strata Insurance Solutions

22 What if we have asbestos in the building?

Peter Berney, Solutions in Engineering

24 Do we address the breach notice to the tenant or the owner?

Guy Garreffa, StrataPoint

26 Conflict of interest and the decision making process

Alex Smale, The Knight

28 Selecting the Right Strata Cleaner

Josh Onas, BCCS

30 Who repairs the gutters and downpipes?

Dilshan Meemanage, MBCM Strata Specialists

32 SCA (VIC) and owners - a first ever-state-wide event

SCA (Vic)

34 The VIC LookUpStrata Directory

Thanks to our sponsors

Strata Loans: When to Involve a Finance Specialist in Your Project

If an owners corporation wants to finance a project, at what point do they involve the strata loan provider?

Sometimes it happens very quickly but generally, the experience takes at least a few years.

We're often quite involved from the beginning, during the planning phase once the owners corporation has an idea of the costs.

For very large projects like the Tamarama building, I think we were involved for around 10 years. There are a couple of other large projects we’ve been involved in for the same time, if not longer. With these large projects, we need to work with the owner corporation to let them know how the finance works and how it can be structured. We obviously reassess right throughout the project as they get updated costs and things like that.

If your owners corporation isn’t fully aware of the project costs, we can work on estimates. That will give you a broad idea. Sometimes owners corporations come to us right at the last minute when they are ready to sign the contract. They have a meeting in three weeks and need a proposal and the facility agreement to table at the meeting. Sometimes it happens very quickly but generally, the experience takes at least a few years.

Jenine Garcia | Lannock Strata Finance jenine@lannock.com.au

Do you have a strata project that needs funding?

When you finance your strata project with Lannock, you are dealing with the industry experts. Having operated for nearly 20 years, our friendly team have the knowledge and experience to deliver the funds you require.

We finance capital works for owner corporations and body corporates around Australia including repairs, renovations, cladding rectification, defect rectification, strata asset renewal, professional services, litigation and re-development.

Get in touch with us to find out why borrowing should be part of the funding mix in your strata corporation.

Repairs & Renovations

Levy Assist Loan

Insurance Premium Funding Strata Asset Renewal

Protection for apartment owners around Australia

What is happening to improve consumer protection for owners and purchasers around Australia? Do you have any timelines for owners located outside of NSW?

what we already see in New South Wales. We are speaking with governments extensively. Hopefully, we’ll see some advancement in other states at that level.

Bruce McKenzie, Sedgwick:

We’d like to think that the examples in NSW at the moment will create a standard that other states will start to look to and meet.

What’s critical in states outside of NSW, however, is the advocacy required from the strata community and from owners.

Corey Nugent, Resilience Insurance:

Many states are working through the regulatory reform process. New South Wales is probably the most exciting and potentially quite a long way down that road with Project Intervene and the Construct NSW platform.

However, iCIRT and Resilience Insurance offer products on a national basis already. A builder developer in Queensland, Victoria, Western Australia etc can access those products. What’s critical in states outside of NSW, however, is the advocacy required from the strata community and owners to ensure governments expand on the reform programme and ensure consumers are protected through similar mechanisms to

Morris Mellinger, Sedgwick:

In the coming months, there will be more activity around the country. As builders take up iCIRT and more happens within the development space, and the public begin to demand change, developers will get that message. People will start talking with their feet and move to products that have these stricter processes in place. Governments around the country are working towards something similar to New South Wales. I think, over the next 12 months, we should start to see some action around Australia.

Bruce McKenzie & Morris Mellinger | Sedgwick bruce.mckenzie@au.sedgwick.com

Corey Nugent | Resilience Insurance CNugent@resilienceinsurance.com.au

Are there insurance implications for installing EV chargers in a strata building?

Will EV vehicles and charging stations in an underground car park impact our strata insurance policy and pricing?

If we install EV charges, should we let our insurance broker know?

Electric Vehicles are an emerging risk in that currently, we don’t have any direction from insurers around loading premiums or special conditions for electric vehicles.

Right now, EVs or electric vehicles are not impacting insurance. It is similar to the cladding issue where, once there’s a major claim, insurers might start to take action.

Electric Vehicles are an emerging risk in that currently, we don’t have any direction from insurers around loading premiums or special conditions for electric vehicles.

We are getting a lot of inquiries from people looking at installing electric vehicle charging stations in their buildings, asking about the insurance impact. Right now, there is no impact but that’s not to say the situation won’t change if electric vehicle charging stations cause a number of claims for insurers.

I would recommend committee approach this with a bit of caution. Of course, if you have a major claim, that’s going to affect your five-year claims history and that will result in higher premiums.

If you install EV chargers in your building, definitely let your broker know.

Tyrone Shandiman | Strata Insurance Solutions

tshandiman@iaa.net.au

READ MORE HERE

A solution to visitor parking and booking EV chargers

Residents in our building regularly use our visitor parking. There is no fairness in the system. Is there a way to restrict access to visitor parking? Is there a similar system that controls access to common area EV chargers?

It’s the same as booking a common area such as the theatre room or rooftop BBQ area.

When the person with the booking approaches the visitor parking during their booked time, an app will show which space is booked and the driver needs only press a button to activate the removal of the bollard.

You can solve access to visitor parking spot and EV charging station easily by using software in conjunction with digital bollards.

For visitor spots and EV charging stations, you can solve this problem easily using a platform such as MiMOR in conjunction with digital bollards. There are quite a few companies supplying digital bollards. Residents can book a visitor parking spot.

The process works the same for EV charging stations. If you install bollards in the EV charging station spots, a resident can book an EV charging station for a set time and, via an app, deactivate the bollard to gain access to the charger.

Jake Sharp | MiMOR jake@mimor.com.au

Is

Our insurance policy includes mechanical breakdown insurance. Can I claim the replacement of my reverse cycle air conditioner under mechanical breakdown?

I own a townhouse in an owners corporation. When reading the building insurance policy, I note we have mechanical breakdown insurance.

Does this type of insurance cover the reverse cycle air conditioners in each of our townhouses?

My reverse cycle air conditioner recently broke down. It can’t be repaired and needs replacing. A new air conditioner will cost $3k, including supply and installation. Would this be covered under the mechanical breakdown insurance if I agree to pay the excess?

an air conditioner covered under mechanical breakdown insurance?

It depends on the reason for the breakdown.

As the property is not in Queensland, the air conditioner is considered part of the building under the strata insurance.

Does the machinery breakdown section of the policy cover your air conditioner? It depends on the reason for the breakdown.

As an example, the CHU policy wording does not cover the below causes under machinery breakdown:

Wear and tear or the wearing away or wasting of material caused by or naturally resulting from atmospheric conditions, rust, erosion, corrosion, oxidation or ordinary use.

The breakdown policy is not designed to cover items that have broken down simply because the air conditioner has reached the end of its life and needs replacing. Maintenance is an obligation of the owner.

In addition to cover under the machinery breakdown section of the policy also extends to provide cover in the property section for events not associated with a “breakdown”, for example, fire.

If you have a claim, we recommend you obtain a report indicating the cause of the breakdown. If it is not due to wear and tear or other maintenance exclusions, submit the claim to your strata insurer for consideration.

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

How do I find out who owns the unit next door?

How do I find out who owns the other unit in our duplex so we can share the cost of our building insurance?

I own a duplex. We have always divided the building insurance for the duplex between both owners. A few years ago, I put my unit up for rent. As I no longer live at the address, I’ve only just discovered that my next-door neighbour sold their unit and the new owner rents out their property as well. Our renewal for building insurance is due and I am trying to locate the details of the new owner.

Is there some way to find out who owns the property so I can contact them about the insurance? In the meantime, what do I do to ensure the property is sufficiently insured? If I pay the insurance in full, how do I recover the proportion owed by the other owner?

Do a land titles search.

The best way to identify the owner of a property is to do a land titles search. A title search shows the information held in the Victorian Register of land at the time the search is made. This includes registered proprietors’ names and addresses, mortgage details and information about other encumbrances affecting the land. There is a cost to undertaking a search.

Land Victoria holds this information and manages the process. For information on how

to do a land titles search go to Land Victoria’s website and follow the link: Find land title information.

Alternatively, you could approach the tenants or the real estate management agent and ask them for them to pass on a message to the owners explaining that you would like to contact them.

Regarding insurance, as the owner of a duplex you are part of a two lot or Tier Five Owners Corporation, which are exempt from many of the legislated requirements of more complex owners corporations, including the requirement to take out reinstatement and replacement insurance or public liability insurance. This means that there is no obligation on owners to take out insurance and therefore no avenue for you to recover any money that you choose to spend on joint insurance.

Nevertheless, it is a good idea to take out joint insurance where you share any common property, such as a shared wall, shared driveway or shared services. Joint insurance in such circumstances is generally cheaper than individual insurance. Also, where you insure individually, it can be difficult to get coverage for those shared areas. However, if you cannot contact your neighbour or they choose not to take out joint insurance, you should discuss with your insurance broker about insuring your own property.

Gary Howell | MBCM Strata Specialists rkaka@mbcm.com.au

Important roles that support an Owners Corporation.

In an Owners Corporation (OC), there can be additional roles, aside from an Owners Corporation Manager (OCM) that can support your OC.

A Building Manager (BM), caretaker or cleaner works in conjunction with the Committee and OCM to ensure that residents and owners are supported, and the building is well maintained.

If you live in a larger property, you may want to consider a BM. The service expectations can vary under contracts, though generally, a BM will be on-site to supervise activities relating to the operation, repair, and maintenance of common property.

Appointing BMs comes with a number of benefits, they give residents a person on-site to help with issues. A Committee can ask multiple companies to tender for the role, to ensure the best option is put to Owners.

A smaller property may benefit from a caretaker. They take care of the general tidiness and cleanliness of the property and can advise the OCM of any issues. Typically, their scope of work is less extensive than that of a BM, with less on-site hours. This can be a more cost-effective choice, particularly for less complex properties.

Alternatively, you could employ a cleaner or gardener periodically for the general upkeep of the common grounds and areas.

It’s important to note that in the absence of a BM, caretaker or cleaner, the responsibility of the tidiness and cleanliness of the common areas falls to the Owners Corporation (all owners). Where cleaning, or other property works are required these can be arranged by, but not typically overseen or completed by your OCM. If you do not have a caretaker or BM, you will also need to report maintenance issues (such as a broken light) to your OCM.

The role of the Owners Corporation Manager (OCM)

The OCM performs administrative functions relating to the common property. The OCM is an OC specialist that has the knowledge and skills to support an OC, their role includes:

• Giving the Committee advice and direction on relevant legislative requirements, they also have a sound understanding of the OC Act.

• Helps to ensure the OC remains compliant and meets all legal obligations.

• Drafts the annual budget and issues levies.

• Attends to correspondence from the Committee and Owners.

• Arranges quotes and work orders for building maintenance and works (A Building Manager would be the first point of contact if one is in place at your property).

• Manages the financials and placing insurance.

• Sets dates with the Committee for AGM and Committee meetings.

The OCM is often appointed to the role of Secretary of the OC, which involves convening, chairing and minuting meetings of the OC.

The OCM is not part of the Committee so therefore does not have any power (unless specifically delegated by the OC) or voting rights, instead they are there to advise and implement the decisions made by the Committee.

The role of the Building Manager (BM)

A BM is employed, typically at larger apartment buildings, to assist with the day-to-day operation of the building. They are usually on-site and the first point of contact for residents, owners, contractors, and suppliers. They oversee the following but not limited to:

• All maintenance and dispute queries.

• General up-keep of common areas and facilities.

Important roles that support an OC

• Security replacements and access enquiries - keys, fobs, remotes etc.

• Oversees move ins and outs.

• Manages the on-site bookings for amenities.

• Arranges the buildings emergency planning and ensures building compliance.

• Ensures occupational health and safety regulations are being followed in common areas.

• Arrangement and supervision of property works, contractors and suppliers.

• Report on any potential violation of the rules and assist with ensuring they are upheld.

The BM does not report to the OCM, but rather to the OC. If you have an issue with your BM, you may report it to the OCM who can provide feedback to the Committee. In some instances, one entity may be employed to conduct both roles, however The Knight recommends against this given the distinct skill sets and expertise required for each.

The role of a Caretaker.

The duties of a caretaker include general upkeep and maintenance of a property, with less involvement in resident affairs and OC operations. These could include but are not limited to:

• Maintains the tidiness and cleanliness of common areas such as gardens, lawns, pools, or barbeque areas.

• Assists with small handyman jobs.

• Assists with move ins and outs.

• Puts up the lift covers if applicable to the building.

• Reports maintenance issues to the OCM.

Our mission is to be your trusted partner.

Do we need an insurance broker? What does an insurance broker do? Insurance brokers play an important role in the arrangement and facilitation of strata insurance.

Insurance brokers play an important role in the arrangement and facilitation of strata insurance. The role of an insurance broker includes:

1. Advice – We specialise in insurance. That’s all we do! It is accepted that insurance brokers are more qualified to give advice in relation to insurance products and we are licensed to give personal advice specific to your individual needs and circumstances. Strata managers and insurers can only provide general advice and are unable to provide advice specific to your needs or circumstances.

2. Broader access to insurers – Some insurers (currently five to six) deal only with insurance brokers. Using a broker can provide broader access to more insurers.

3. Quotes at renewal – Markets change regularly in insurance. Today’s most competitive insurer may not be the most competitive insurer when your policy next renews. The broker negotiates the best terms in the market from a broad range of insurers. At renewal, brokers are responsible for conducting market checks on behalf of our clients to ensure you are getting the most competitive offer.

4. We represent you – In the majority of cases, the role of an insurance broker is to represent the interests of the client and not the insurer. Insurance brokers guide you through a claim and advise you on how to get the maximum settlement for your claim.

5. Dispute Management – Insurance brokers should facilitate the dispute resolution process. A good insurance broker will help you make a submission to the insurer or the Australian Financial Complaints Authority.

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

Do we need an insurance broker?

What if we have asbestos in the building?

Our 1968 block of units has never had an asbestos report. What if we have asbestos?

Will this impact our strata insurance?

Our 1968 block of 10 single story units have never had an asbestos report. We believe the eaves of each unit might be asbestos. With no common area structures, is the owners corporation responsible? Can they compel unit holders to have a report and remedy any issues? If this is not investigated, does it impact our owners corporation insurance?

Yes, it will affect your insurance.

If the gutters and/or eaves cross the boundary of each lot/unit, this represents common structure. If this is the case, the owners corporation has a duty of care when enlisting contractors working in this area.

If the gutters/eaves start/finish within each lot owners property, then as you pointed out, there are no common area property structures. If you are correct, this means that any works undertaken within each lot owner’s property and duty of care owed to the contractor enlisted by them are the lot owner’s responsibility.

Have all common property tested (pool change rooms; Telstra pit; mailboxes, etc).

If the results come back negative, send an email to all owners pointing out that, while there was no ACM (Asbestos Containing Material) identified, the units are highly likely to contain ACM as they were built before 2003. ACM was used in the construction of buildings up until 1990 and is still used in fixtures and fittings as late as 2003. Therefore, when renovating, each owner should inform the contractor of this and state they must assess the areas they’re working in before commencing any work. Each contractor has a duty of care to their Work Health Safety, as well as that of their staff/employees.

Yes, it will affect your insurance.

We are receiving a number of queries from owners/managers with regard to asbestos reports, cladding reports, and safety reports in the case where owners are not doing maintenance when due and looking after their schemes. Therefore putting a greater risk of the increase of claims onto their insurers. Insurers have been smashed in the recent decade by terrorism, flooding, fire, earthquakes, cyclones or combustible cladding claims. Every time there is a natural disaster, premiums increase across the board affecting our own home insurance premiums. Ensuring the common property is in good condition and risk free will assist the OC to get insurance and minimise their premiums.

Peter Berney | Solutions in Engineering peter@solutionsinengineering.com

Do we address the breach notice to the tenant or the owner?

A tenant in our building holds loud parties outside the council hours for residential noise. As the OC Manager only has a legal relationship with the lot owner rather than the tenant, who gets the breach notice?

In summary, the OC can and should breach an occupier/tenant directly when OC rules or regulations are breached and must also inform the lot owner by issuing them a copy of the notice for their information and record keeping.

The OC can and should breach an occupier/tenant directly when OC rules or regulations have been breached.

You are correct in your understanding that an OC Manager only has a legal relationship/ responsibility to the lot owner/s. However, the OC Act permits the owners corporation to breach a tenant directly. This must be done correctly, in writing and using the approved form.

Section 152 of the Act states that:

A lot owner or an occupier of a lot or a manager may make a complaint to the owners corporation about an alleged breach by a lot owner or an occupier of a lot or a manager of an obligation imposed on that person by this Act, the regulations, or the rules of the owners corporation.

So, a prescribed breach notice provided and forwarded by the owners corporation can be addressed directly to the offending tenant bypassing the OC Manager. The OC must keep a record of the breach notice (and all other notices) issued.

When issuing a complaint form or breach notice, the below steps found under section 155 must also be followed.

• A notice must specify the alleged breach and require (in this case) the tenant to rectify the breach within 28 days.

• The owners corporation must also give the lot owner a copy of the breach notice. The notice informs the owner of their tenant’s behaviour but will also assist the owner and their rental property manager in promptly addressing the issue with the occupiers.

Please note that the information contained in this article is not legal advice and should not be relied upon as such. You should obtain legal advice or instructions before you take any action or otherwise rely upon the contents of this article.

Guy Garreffa | StrataPoint guy@stratapoint.com.au

Good strata management hinges on regular communication and prompt service.

We are a small boutique style management company, keeping it simple and streamlined Due to the manageable size of our portfolio, communication is prompt and backed up with the necessary service and support.

At the end of the day, it is a service industry and reputations are based on the service and support that management companies provide.

If you as an owner are currently thinking that you are paying for poor service with little support and communication, why not give us a quick call? You may be pleasantly surprised.

‘‘A surprising approach to Strata Management’’

Conflict of interest and the decision making process

Not all committee members are involved in the decision making process. We have concerns that some owners may have a vested interest in the outcomes of these decisions. How do we resolve this?

I am a committee member in an owners corporation for a Tier 3 apartment complex. At our AGM, a decision was made to spend $120,000 on maintenance work. Decisions like this are regularly made by the chair, a select few committee members and the owners corporation manager.

Why isn’t the entire committee part of the decision making process? How do we correct this? Are these decisions valid if not everyone on the committee is involved? We have concerns that some owners may have a vested interest in the outcomes of these decisions.

If we are concerned about a conflict of interest, does the Act deal with this? I’d like to quote the section of the Act in an email to the owners corporation manager requesting that the chair be more democratic and transparent. Is this the best course of action?

How was the decision made?

You should first ask how the decision was made. There are two ways the committee can make a decisions:

• by meeting

• by ballot

Either way, you should have been informed. The different voting processes to pass a resolution are below.

Ballot

The ballot must be sent to each committee member. Each member has one vote (refer section 112 of the Owners Corporation Act). A majority of committee members would have had to vote in favour for it to pass.

Meeting

If there was a quorum at the committee meeting, a majority of members present must vote in favour for a motion to pass.

If there was no quorum, the resolution does not take effect until confirmed at the next meeting with a quorum or by ballot (section 112 of the OC Act).

It is worth noting that the OC Manager has no voting power unless delegated and the chairperson has no extra voting power except in the case of a split vote or if specifically delegated (where they have a casting vote- ref section 112 of the OC Act).

Regardless of how the resolution was passed, all committee members should have been informed either of the outcome of the ballot or in the minutes of the committee meeting.

Finally, it’s worth noting section 117 of the Owners Corporation Act states a member of the committee must not make improper use of their position to gain an advantage for themselves.

READ MORE HERE

Alex Smale | The Knight ella@theknight.com.au

Selecting the Right Strata Cleaner

Appointing a reliable and professional Strata cleaning company is essential for maintaining the cleanliness and presentation of your building. We sat down with Josh Onas, Director at BCCS, to discuss the key items to consider when selecting your Strata cleaner.

Pricing and Contracts

Before hiring a Strata cleaning company, make sure you understand their pricing structure and contract terms. Look for a company that offers transparent pricing, flexible terms and a simple opt-out option. Unfortunately, we see all too often OC committees are locked into longterm contracts that aren’t meeting their building’s requirements, so take the time at the front end to review the service agreement.

Insurance and Licenses

Any cleaning company in Victoria is required by Law to have a Victoria Labour Hire Authority

License. Substantial penalties apply if you appoint a cleaning company that does not have this license. And ensure your cleaning company has adequate public liability insurance which will protect you from any liability in case of accidents or damage that may occur.

Industry Experience

There are a lot cleaning companies out there that service different industries. Cleaning companies that have Strata industry experience are likely to understand how common area spaces function and will be familiar with OC committee requirements and expectations.

Scope of Works

No two buildings are alike, so setting up the right scope of works for your building is important. Ensure your scope of works is detailed and specific to your building. The frequencies of each task should match your building’s requirements. An accurate scope of works provides a good framework for your cleaners to follow and for the OC committee to track.

Quality Control

A good Strata cleaner will provide a high-quality cleaning service that meets or exceeds your expectations. They will use effective tools such as an online checklist system for their staff to use so no item gets missed. They should arrange regular inspections of your building by senior staff or Supervisors to ensure the cleaning services provided meet the required standards.

Periodic Cleaning Items

Services such as carpet steam cleaning, highpressure cleaning and window cleaning should be completed at different intervals throughout the year. Schedule them in based on your building size and traffic flow. By protecting your building’s assets, you will save money in the longterm and your building will be kept clean and present well.

Health and Hygiene

Now more than ever it’s important to prioritize health & hygiene in your building. Your cleaning company should not permit their staff to attend site if unwell, building touchpoints should be regularly sanitized and cleaning equipment should be colour-coded to prevent cross-contamination.

Sustainability

There are now some excellent cleaning products available that are both safe and environmentally sustainable. Cleaning liquids should be Ph neutral and have low concentration levels so when disposed of they break down easily which is good for our waterways. And your cleaners should safely and sustainably dispose of light globes and batteries through responsible recycling programs.

Finally, the relationship with your cleaning company should be collaborative and engaging. Don’t hesitate to provide them with feedback and recommendations. And in return you should expect to receive a high level of service which should culminate in a strong and lasting relationship.

Who repairs the gutters and downpipes?

For practical reasons, it may be preferrable for the repairs/ replacement of the gutters to be arranged by the owners corporation.

Given you have advised that the entire structure is private property, 47(1) of the Act is unlikely to be applicable as this references a service for the benefit of more than one lot and the common property and / or if it is impracticable for the lot owner to carry out the repair or maintenance. Based on your description of the boundary points, the gutters are likely to be private property (under Section 131 of the Act), and as such, individual owners may carry out repairs to their section of the gutter if they wish to.

Each townhouse has a gutter and downpipe that appears to be part of their lot. Should the gutters and downpipes be repaired by the owners corporation?

We would like the gutters and downpipes on the townhouses in our blocks to be repaired by the owners corporation.

Each townhouse has its own independent gutter and downpipe that appears to be part of their lot. Do Sections 47 and 47A of the Owners Corporation Act 2006 apply here, allowing the owners corporation to repair the gutters and down pipes? If not, how might we go about having them maintained by the owners corporation?

For practical reasons, it may however, be preferred that the owners corporation arrange for the repairs/replacement of the length of gutters, subject to a special resolution being passed allowing it to provide a service to lot owners under section 12 of the Act. If this is preferred, subject to a special resolution passed permitting the service, this can be done under Section 47(2) at the request and the expense of the lot owners who own the gutters. Discussion should take place at a general meeting to authorise the owners corporation to carry out private property repair and maintenance.

Dilshan Meemanage | MBCM Strata Specialists info@epping.mbcm.com.au

READ MORE HERE

Project ManagementWho are Alpha14 Property Group?

Established in 2011 Alpha14 Property Group have proven project management experience having worked on over $1Billion worth of construction and development projects across a range of complex residential, commercial and industrial developments.

Alpha14 offer Project Management services to Owners Corporations; utilising our qualified engineers and project managers to provide expertise on projects such as building refurbishments, car stacker breakdown rectification and major building repairs and maintenance issues.

In addition, Alpha14 have undertaken a prequalification process and are on the Victorian Government Residential Cladding Rectification Register. We can provide Project Management Services to Owners Corporations to project manage the rectification and removal of combustible cladding products on residential buildings that have been identified through the Victorian State-wide Cladding Audit.

Owners CorporationsBenefits of using Alpha14 as your Project Manager

Alpha14 have engineering and project management qualifications and over 50 years of knowledge in the building and construction industry - giving confidence that all works are completed to the required standard.

We have the relevant experience and expertise to appropriately manage consultants and contractors for large scale issues and in addition we hold the necessary Professional Indemnity insurance cover, giving you peace of mind into the future.

Appointing Alpha14 and utilising our qualified project management team will add value to a project and dedicate the appropriate amount of time and expertise that a major project requires. Alpha14 have been engaged by multiple Owners Corporations to manage large projects – our experience provides confidence to residents when moving forward on important projects.

We would welcome your enquiry to determine if we may be able to assist you with our project management services; after initial discussions Alpha14 can prepare a scope of works and provide a project management proposal for consideration of the committee.

SCA (Vic) has been incredibly busy over the last two months, focussing intently on advocacy, research, education and owner engagement. Take a look at some of our recent activities, and our upcoming events to see how you can learn and be a part of our thriving strata communities in Victoria.

SCA (VIC) AND OWNERS –A FIRST-EVER STATE-WIDE EVENT

SCA (Vic) hosted the first ever state-wide, networking event for lot owners in March. We had representatives from lot owners groups and associations such as the Docklands and Southbank owners corporation networks, Southbank3006, the City of Melbourne, Cohousing Australia, and the OC Guide.

The purpose of the meeting was to explore how we may collaborate through a broad and well-connected network to keep improving strata living and OC communities. The overall goal for the event was to explore how lot owners, renters, managers, suppliers, committees, and stakeholders achieve significant things together within their OCs.

The group shared many ideas and suggestions, including how good governance practices are developed for new committees and buildings, induction and training, good practices for budgeting for off-the-plan sales, planning for energy efficiency and EVs in buildings and communities, advocacy around short-term letting, improving consumer advice, and sharing good experiences like impactful partnerships between OCs and local councils.

Views were shared about what committees and lot owners focus on and develop and how, good practice in building community and resolving conflicts, the issue of long contracts for building managers, the question of the ratio of renters and owner-occupiers, security in buildings, and collective sale processes.

The next practical step is to form a working group to advance what may be the best ways for a state-wide network to emerge and reach its full potential.

Unlocking Sustainable Strata

Yarra City Council has developed some fantastic guides in partnership with Merri-bek City Council and the environmentally sustainable design experts at HIP V. HYPE, to make it easier to improve sustainability in apartment buildings for the 87.5% of dwellings in Yarra that are medium or high density.

There are some great guides and a video to help committees to start planning for the future and include solar and electrification of strata properties. The guides use infographics to simplify the messages for townhouses, low-rise, mid-rise and high-rise apartments.

The guidelines can be found online at the Yarra City Council website or here

Melbourne City Council also ran a workshop, initially to assist facility managers to electrify commercial buildings and partnered with Cundall consulting engineers and designers to develop resources and a process to follow.

An excellent article by Cundall setting out the three steps to follow can be found here and Better Buildings Partnership has a suite of resources here.

RMIT Research Project

RMIT ‘s research project “towards developing a prelitigation complaints/grievances consumer agency” is drawing to close, with final focus group consultation occurring on 27th April 2023.

This research forms one part of SCA (Vic)’s Stronger, Smarter Strata agenda for strata, which by raising minimum education requirements for strata managers, implementing a helpline for owners and consumers and introducing an increased regulatory regime will ensure strata communities across Victoria make great improvements to their daily lives.

SCA (Vic) is looking forward to the research report to present to Government and increase and strengthen consumer advice for the sector.

Vodcast: Committee Conversations (Free event)

Friday 5 May 2023 from 12:00pm-12:30pm via Zoom

Learn from committee experts, get some solutions and answers to being on a committee, how to unlock sustainable strata and what risks are faced by EVs in strata buildings.

Controversial and common issues will be discussed.

Further dates for these free Vodcasts: 2 June, 7 July.

To register click here

Education Webinar: Managing Mould

Thursday 27 April, 2023 from 1:30pm-3:00pm via Zoom

Member Price: $66.00

Non Member Price: $132.00

CPD: 1.5 Points

Learn from the experts about how to manage mould and the impact on buildings to due water damage and other defects.

Speakers:

• Dr Tim Law, Technical Lead- Building Sciences at Restoration Industry Consultants

• Alan Ferre, SCA (Vic) Board Member, The Scotia Group

To register click here

FREE EVENT Committee Training for Committee Members

Thursday 20th July from 5.30pm-8.30pm via Zoom

SCA (Vic) Strata Law Forum

Friday 19 May 2023 from 8:00am-6:00pm (Morning and afternoon sessions)

Location: Sandridge Events Centre, ETU Stadium, 541 Williamstown Road, Port Melbourne

CPD: 3 Points for half-day attendance, 6 Points for full day attendance

Member Price: Half Day Session $120, Full Day $180

Non-Member Price: Half Day Session $240, Full Day $360

In the spirit of Law Week, SCA (Vic) will be running a Strata Law Day. The morning session will be for strata professionals who are just starting out as well as those who are managing around small to medium sized property portfolios. The afternoon will focus on legal issues for senior managers and Principals. Members will be able to choose between half-day or full-day sessions.

To register click here

Committee Training for Strata Managers

Wednesday 19th July from 8.30am-11.30am via Zoom

Member Price: $60.00

Non-Member Price: $120.00

CPD: 3 Points

This course focuses on the importance of Governance, Roles and Responsibility, Meetings and Effective Communication.

It includes an overview of the areas of responsibility and provides clarity of the roles and functions of the Strata Manager and the Committee.

Registration will open shortly.

This course is designed and dedicated to the education of Committee Members. It teaches the importance of Government, Roles, Responsibilities, Meetings & Effective Communication.

It includes an overview of the areas of responsibility and provides clarity of the roles and functions of the Strata Manager and the Committee.

Registration will open shortly.

EDUCATION & TRAINING

LookUpStrata

Australia’s Strata Title Information Site

W: https://www.lookupstrata.com.au/

E: administration@lookupstrata.com.au

Strata Community Association

P: 02 9492 8200

W: https://www.strata.community/

E: admin@strata.community

Owners Corporation Network

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

FACILITY MANAGEMENT

LUNA

Building and Facilities Manager

P: 1800 00 LUNA (5862)

W: https://www.luna.management/

E: info@luna.management

JKR Property Group

Facilities and Building Management Solved.

P: 1300 294 088

W: http://www.jkrpropertygroup.com.au/

E: admin@jkrpropertygroup.com.au

Australian Facilities Management

Integrated facilities management services & solutions

P: 03 9816 4722

W:https://www.australianfacilitiesmanagement.com.au/

E: info@australianfacilitiesmanagement.com.au

Elite Building Managers Australia

Building Manager experts.

P: 0420 520 976

W: https://www.elitebma.com/

E: matt@elitebma.com

RFM Facility Management Pty Ltd

Strata and Specialist Cleaners

P: 1300 402 524

W: https://www.rfmfacilitymanagement.com.au/

E: nathan@rfmfacilitymanagement.com.au

Mimor

Connecting People – Creating Communities

P: 0414 228 644

W: https://www.mimor.com.au/

E: info@mimor.com.au

Stratabox

Building Confidence

P: 1300 651 506

W: https://stratabox.com.au/

E: contact@stratabox.com.au

ResVu

Customer Service Software for Strata

P: 08 7477 8991

W: https://resvu.com.au/

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: http://www.stratavaults.com/

E: team@thestratavault.com

Urbanise

Automate your workload to increase efficiency.

P: 1300 832 852

W: https://www.urbanise.com/

E: marketing@urbanise.com

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

BUILDING ENGINEERS & INSPECTORS BUILDING ENGINEERS & INSPECTORS

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

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

Roscon

Property services & facilities management

P: 1800 767 266

W: https://www.roscon.com.au/

E: info@roscon.com

Solutions in Engineering

Quality Reports On Time, Every Time!

P: 1300 136 036

W: https://www.solutionsinengineering.com/

E: enquiry@solutionsinengineering.com

Forte Asset Services

Fire | Electrical | HVAC

P: 1300 920 752

W: https://www.forteassetservices.com.au/

E: info@forteas.com.au

Budget Vals

Built For Strata

P: 1300 148 150

W: https://www.budgetvals.com.au/

E: reports@budgetvals.com.au

HFM Asset Management Pty Ltd

Leaders in Building Efficiency

P: 1300 021 420

W: https://www.hfmassets.com.au/

E: info@hfmassets.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

Mabi Services

Valuations, Maintenance Plans, Asbestos

P: 1300 762 295

W: https://www.mabi.com.au/

E: info@mabi.com.au

Quality Building Management

keeping your buildings legally compliant and safe

P: 1300 880 466

W: https://qbm.com.au/

E: qbm@qbm.com.au

CORE Consulting Engineers

Delivering 360° engineering solutions for strata

P: 02 8961 3250

W: https://core.engineering/

E: admin@core.engineering

Essential Services Compliance

Essential safety measures reporting & fire safety

P: 03 9816 4840

W: https://essentialservicescompliance.com.au/

E: admin@escompliance.com.au

Leary & Partners: quantity surveying services

Quantity Surveying Services Since 1977

P: 1800 808 991

W: https://www.leary.com.au/index.php/

E: enquiries@leary.com.au

ACCOUNTANTS

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

INSURANCE

Strata Insurance Solutions

Protecting owner assets is who we are.

P: 1300 554 165

W: https://www.stratainsurancesolutions.com.au/

E: info@stratainsurancesolutions.com.au

Whitbread Insurance Brokers

Empower Your Vision

P: 1300 424 627

W: https://www.whitbread.com.au/

E: info@whitbread.com.au

CHU Underwriting Agencies Pty Ltd

Specialist Strata Insurance Underwriting Agency

P: 1800 022 444

W: https://www.chu.com.au/

E: info_nsw@chu.com.au

Strata Community Insurance

Protection for your strata property. And you.

P: 1300 724 678

W: https://www.stratacommunityinsure.com.au

E: myenquiry@scinsure.com.au

Flex Insurance

Your Cover Your Choice

P: 1300 201 021

W: https://www.flexinsurance.com.au/

E: info@flexinsurance.com.au

Driscoll Strata Consulting

Knowledge | Experience | Service

P: 0402 342 034

W: https://driscollstrataconsulting.com.au/

E: Enquiries@driscollstrataconsulting.com.au

STRATA REPORTS

Covid19 Plans

Covid19 Safety Plans for Strata

P: 1300 828 344

W: https://covid19plans.com.au/

E: plans@covidplans.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

Rawlinsons

Calculated Confidence

P: 08 9424 5800

W: https://www.rawlinsonswa.com.au/

E: info@rawlinsonswa.com.au

STRATA LAWYERS

Tisher Liner FC Law Pty Ltd

Experts in Owners Corporations Law

P: 03 8600 9314

W: https://tlfc.com.au/expertise/owners-corporation/

E: ocenquiry@tlfc.com.au

Bastion Legal

Experts in plumbers insurance law

P: 03 9098 8706

W: https://bastionlegal.com.au/

E: info@bastionlegal.com.au

RC & Co Lawyers

Effective, resource, clear.

P: 1300 072 626

W: https://www.rccolawyers.com/

E: assistant@rccolawyers.com

Douglas Cheveralls Lawyers

The Go-To Strata Lawyers

P: 08 9380 9288

W: https://www.dclawyers.com.au/

E: office@dclawyers.com.au

Bugden Allen Graham Lawyers

Specialising in property development & strata law

P: 02 9199 1055

W: http://www.bugdenallenlawyers.com.au/

E: info@bagl.com.au

Holman Webb Lawyers

Body Corporate and Strata Dispute Experts

P: 61 732 350 100

W: https://www.holmanwebb.com.au/

E: icontact@holmanwebb.com.au

Grace Lawyers

Know. Act. Resolve.

P: 03 9674 0474

W: https://gracelawyers.com.au/

E: enquiries@gracelawyers.com.au

Aitken Partners

Law firm with a dedicated OC team

P: 03 8600 6000

W: https://www.aitken.com.au/

E: dandronaco@aitken.com.au

STRATA MANAGEMENT

The Knight

Strong family values & real hands-on experience

P: 03 9509 3144

W: https://www.theknight.com.au/

E: lisa@theknight.com.au

StrataPoint Owners Corp.

“A surprising approach to Strata Management”

P: 03 8726 9962

W: https://stratapoint.com.au/

E: Hello@stratapoint.com.au

Strata Management Consultants

We Help Committees to Change OC Companies

P: 1300 917 848

W: https://www.strataconsultants.com.au/

E: office@strataconsultants.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

Stratabase Holdings P/L

Integrity & excellence in Owner’s Corp Management

P: 0412247589

W: https://stratabasemgt.com/

E: ingrid@stratabasemgt.com

Quantum United Management

Creating vibrant and connected communities

P: 61 383 608 800

W: https://www.quantumunited.com.au/

E: info@quantumunited.com.au

SOCM

Owners Corporation Management Melbourne

P: 03 9495 0005

W: https://socm.com.au/

E: info@socm.com.au

Network Pacific Strata Management

Supporting our strata communities

P: 07 5609 8677

W: www.networkpacificstratamanagement.com.au/

E: info@networkpacific.com.au

Bright & Duggan

Strata Professionals

P: 0299027100

W: https://bright-duggan.com.au/

E: customercare@bright-duggan.com.au

Body Corporate Victoria

Specialist provider of strata management in Melbourne

P: 03 9807 2211

W: https://bodycorpvic.com.au/

E: info@bodycorpvic.com.au

Engine Property Group

Your dedicated OC managers, thinkers, and solvers

P: 03 9235 9900

W: https://www.enginepropertygroup.com.au/

E: reception@enginepropertygroup.com.au

CLEANING / CLEAN AIR

Actualised Industries

A breath of fresh air

P: 1300 728 760

W: https://www.actualisedindustries.com.au/

E: admin@actualisedindustries.com.au

Clean As You Go

Leaders in Caretaking and Facility Maintenance

P: 1300 525 651

W: http://www.cleanasyougo.com.au/

E: info@cleanasyougo.com.au

1800 AUS JUNK

We get rid of your junk.

P: 1800 287 586

W: https://ausjunk.com.au/

E: info@ausjunk.com.au

STRATA LOAN PROFESSIONALS

StrataLoans

The Experts in Strata Finance

P: 1300 785 045

W: https://www.strata-loans.com/

E: info@strata-loans.com

Lannock Strata Finance

The Leading Strata Finance Specialist

P: 1300 851 585

W: https://lannock.com.au/

E: strata@lannock.com.au

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

ELECTRICAL

Energy On Pty Ltd

Providing utility network solutions

P: 1300 323 263

W: https://www.energyon.com.au/

E: EnergyServices@EnergyOn.com.au

ENM Solutions

Providing Solutions for Embedded Networks

P: 1300 000 366

W: https://www.enmsolutions.com.au/

E: info@ENMSolutions.com.au

FIRE SERVICES

Linkfire Pty Ltd

Your essential safety partner

P: 1300 323 263

W: https://www.linkfrire.com.au/

E: sales@linkfire.com.au

LIFTS & ELEVATORS

Innovative Lift Consulting Pty Ltd

Australia’s Vertical Transportation Consultants

P: 0417 784 245

W: https://www.ilcpl.com.au/

E: bfulcher@ilcpl.com.au

The Lift Consultancy

Trusted Specialised Advicer

P: 07 5509 0100

W: https://theliftc.com/

E: sidb@theliftc.com

RECRUITMENT SERVICES

sharonbennie – Property Recruitment

Matching top talent with incredible businesses

P: 0413 381 381

W: https://www.sharonbennie.com.au/

E: sb@sharonbennie.com.au

Essential Recruitment Solutions

Specialising in Strata recruitment

P: 0448 319 770

W: https://www.essentialrecruitmentsolutions.com.au/

E: maddison@essentialrecruitmentsolutions.com

PAINTING

Higgins Coatings Pty Ltd

Specialist painters in the strata industry

P: 1300 HIGGINS

W: https://www.higgins.com.au/

E: info@higgins.com.au

Dulux Property Services

Total Building Maintenance & Remedial Solutions

P: 0434 834 799

W: https://www.duluxconstructionsolutions.com.au/

E: propertyservice@dulux.com.au

Avello Group

Painting Services for Owners Corp properties

P: 1300 283 556

W: https://avello.com.au/

E: estimating@avello.com.au

MARKETING

Ki Creative Design

Purposeful Design Solutions

P: 0451 541 066

E: kiara.mcilroy@gmail.com

ENERGY

Strata Energy Services

Simplifying Energy For Strata

P: 1300 060 111

W: http://www.strataenergyservices.com.au/

E: info@strataenergyservices.com.au

Arena Energy Consulting Pty Ltd

Independent Embedded Network Consulting Services

P: 0452 411 247

W: https://www.arenaenergyconsulting.com.au/

E: joseph@arenaenergyconsulting.com.au

DEFECT RESTORATION

24:seven Maintenance Solutions

Comprehensive building maintenance services

P: +61 3 9008 5423

W: https://24sevenms.com.au/

E: admin@24sevenms.com.au

FRANCHISERS

Network Pacific Strata Franchise

Join our successful team

P: 03 9999 5488

W: www.networkpacificstratafranchise.com.au/

E: networkpacific@franchisedevelopments.com.au

CONSULTING

Strata Solve

Untangling strata problems

P: 0419 805 898

W: https://stratasolve.com.au/

E: chris@stratasolve.com.au

SUSTAINABILITY

The Green Guys Group

Australia’s Leading Energy Saving Partner

W: https://www.greenguys.com.au/

E: sean@greenguys.com.au

PROJECT MANAGEMENT

Alpha14 Property Group

Project Management Services

P: 0417 378 331

W: https://alpha14.com.au/

E: projects@alpha14.com.au

Groundfloor™

Australian parcel, mail, and refrigerated lockers

P: 03 9982 4462

W: https://groundfloordelivery.com/

E: ask@groundfloordelivery.com

INVESTMENT SERVICES

Strata Guardian

Fight low returns and rising levies with us

P: 1300 482 736

W: https://www.strataguardian.com/

E: contact@strataguardian.com

AUDITORS

Property Audit & Assurance

Strata & Managed Property Auditing Specialists

P: 03 9525 3777

W: http://www.lowelippmann.com.au/

E: paa@llca.com.au

PLUMBING

The Drain Man

Blocked Drain? The Drain Man can help

P: 1800 843 372

W:https://www.thedrainman.com.au/

E: enquiries@thedrainman.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

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