The VIC Strata Magazine | March 2024

The VIC

STRATA MAGAZINE MARCH 2024

Forgetting the insurance renewal cost us a 285% rise in premiums Page 12 | Strata Insurance Solutions & The Strata Shepherd

Can the committee reasonably refuse sustainability upgrades like thermally efficient windows?

Page 16 | The Knight

If multiple units are damaged by water ingress, how is the excess divided?

Page 18 | Tisher Liner FC Law

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

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

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

Meet the team

Nikki began building LookUpStrata back in 2012 and officially launched the company early 2013.

With a background in Information Management, LookUpStrata has helped Nikki realise her mission of providing detailed, practical, and easy to understand strata information to all Australians.

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

Nikki Jovicic Owner / Director

Liza came on board in early 2020 to bring structure to LookUpStrata. She has a passion for processes, growth and education. This quickly resulted in the creation of The Strata Magazine released monthly in New South Wales and Queensland, and bi-monthly in Western Australia and Victoria. As of 2021, LookUpStrata now produce 33 state based online magazines a year.

Among other daily tasks, Liza is involved in scheduling and liaising with upcoming webinar presenters, sourcing responses to audience questions and assisting strata service professionals who are interested in growing their business.

Liza Jovicic Sales and Content Manager

Learn more here → https://www.lookupstrata.com.au/about-us/ You can contact us here → administration@lookupstrata.com.au Disclaimer: The information contained in this magazine, including the response to submitted questions, is not legal advice and should not be relied upon as legal advice. You should seek independent advice before acting on the information contained in this magazine. www.lookupstrata.com.au

2 www.lookupstrata.com.au

Contents 4 Approving an owners request to install air conditioning Callum Wilson, The Strata Shepherd

6

Insights into Strata Finance Lannock Strata Finance

8 If the management contract states the manager is entitled to an insurance commission, can the OC still arrange the insurance?

Tyrone Shandiman, Strata Insurance Solutions

10 Unlock Your Buildings Value by Converting Surplus Spaces into Valuable Assets

16 Can the committee reasonably refuse sustainability upgrades like thermally efficient windows?

The Knight

18 If multiple units are damaged by water ingress, how is the excess divided?

Phillip Leaman, Tisher Liner FC Law

20 Attend a security audit, or your fob will be disabled The Knight

22 We haven’t painted our 80s building for 40 years Callum Wilson, The Strata Shepherd

Asset Strata Valuers

12 Forgetting the insurance renewal cost us a 285% rise in premiums

24

Tyrone Shandiman, Strata Insurance Solutions & Callum Wilson, The Strata Shepherd

14 If our rules don’t mention outward appearance, can the OC dictate colours?

Phillip Leaman, Tisher Liner FC Law

How can owners be sure the committee provides a true report for the insurance renewal?

Zac Gleeson, GQS

26 Benefits of your Strata Manager being an SCA Member Strata Community Association (VIC)

28

The VIC LookUpStrata Directory

Thanks to our sponsors

Approving an owner’s request to install air conditioning A lot owner requested permission to install an air conditioning unit.

Can a simple majority approve a request like this in a regular committee meeting?

A lot owner in our building requested permission to install an air conditioning unit.

In Victoria, is there a requirement to go to a Special Resolution meeting and to obtain approval of between 50 and 75% of owners if the value of the installation is more than $3000? Or can a request like this be approved by a simple majority in a regular committee meeting? I notice this is a requirement in some other states. Is it the same in Victoria?

If the owner wants to install the air conditioner unit on common property, the owners corporation (OC) would need to grant them a lease or licence over that part of the common property.

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If the owner wants to install the air conditioner unit on common property, the owners corporation (OC) would need to grant them a lease or licence over that part of the common property, which would require a special resolution per Section 14 of the Owners Corporation Act. Neither the Act nor the Regulations stipulate a monetary threshold concerning the value of an item being installed on the common property by an individual. It has no relevance in Victoria.

If the owner wants to install the air conditioner unit on private property, this could be deemed a change to the outward appearance of the lot, which would require committee approval (subject to any OC Rules advising otherwise). There is also no monetary threshold in this scenario.

Callum Wilson | The Strata Shepherd info@thestratashepherd.com.au READ MORE HERE

February 2024 - Insights into Strata Finance Strata Finance: It’s a flexible funding facility, not simply a loan.

Recently, we asked our Business Development Managers across Australia to share the most

common misconceptions they hear about strata funding… and the answer was unanimous!

When discussing funding options with owners, they frequently hear, “Oh, a funding facility? That works just like a standard loan, right?”. This notion tends to surface even before we step into a general or committee meeting.

Attribute

Most Conventional Loans

But here’s the reality - a funding facility isn’t the typical run-of-the-mill loan. It doesn’t come with the same upfront commitments or lock-in terms that are usually associated with a conventional loan.

This article highlights the key differences between a conventional loan and strata finance facility, to empower Strata Managers and Owners Corporations to make informed decisions about their funding options. We’ve simplified this topic so it’s quick and easy to understand and share with your colleagues and clients.

Lannock Strata Finance

Insights from Lannock’s BDMs

Flexibility to Draw Funds as Needed

Lannock facility Principal and Interest repayments are charged only on the funds drawn, as and when they are used. Approval equals access to funds, but not all the funds are deposited on day one. You simply draw down as needed.

No fees or penalties for early repayment

You are not committed to utilising the entire amount approved.

Repayments are tied to the lot, not the owner

When a lot changes hands, the new owner takes over the repayments and associated levies.

BENEFITS TO CONSIDER IN YOUR FUNDING SOLUTION: Flexible Funding for Fluid Situations in Strata In strata, funding needs can be uncertain and fluid. The full scope of an issue often isn’t clear until professionals assess it and, in some cases, not until they commence work. And that is why a Strata Finance Facility with swift access to approved funds is an effective way for Owners Corporations to navigate unpredictable situations and fluctuating costs.

Strata funding also provides a variety of flexible and simple products to cater for the specific requirements of each Owners Corporation’s situation. Extendable drawdown periods, length of terms and up to 24-months of interestonly payments, and quick access to draw on funds as required.

Tailored for Strata Schemes Unlike conventional loans, strata funding is extended to the Owners Corporation, not an individual.

Strata finance aligns perfectly with the strata scheme’s legal structure and purpose: • It’s extended to the Owners Corporation, not an individual • Repayments can be incorporated into ongoing levies, spreading costs over time

• This approach reduces the immediate financial burden on owners by up to 90% in the first year.

• It eliminates waiting for the Capital Works Fund to accumulate the required capital • Immediate access to funding allows prompt repairs or upgrades, enhancing property value and liveability • Prompt remediation of building issues saves money

In the face of unexpected costs or urgent repairs, remember – strata finance is a facility, not just a loan! It’s a solution that has been specifically designed to help Owners Corporations navigate financial challenges more effectively and with greater flexibility. Strata finance is about flexibility, not constraint. It’s about simplicity, not complexity and about having the freedom to adapt to the fluidity of changes. It’s about being prepared, not reactive.

So, next time you’re faced with a financial decision, remember, it’s a facility, not a loan!

DELAYS = $$$$: A Summary of Insights from Lannock Strata Finance’s BDMs Strata communities across Australia have faced numerous challenges recently, including changing legislation, COVID-related delays, defects, supply chain issues, inflation, and a shortage of contractors.

• Expanding Scope of Work

Our BDMs, who work closely with these communities, have shared some valuable insights. One BDM highlighted: “Addressing problems when first identified could have led to significant cost savings for my client who delayed works from 2018.” Another BDM added, “Delaying necessary works will inevitably cost you more money!”

• Impact on Residents' Enjoyment and Asset Value

Here’s why, as shared by our BDMs from their recent experiences:

Another BDM points out, “Over time, we’ve seen that issues can worsen, increasing the scope of repairs and costs.”

“Deteriorating assets can negatively affect resident enjoyment of amenities and the liveability of residences. This can then impact occupancy rates and property values,” recounts another Lannock BDM, echoing a conversation with a strata manager.

• Inflation & Rising Costs “I always inform my clients that delaying work often leads to paying more due to inflation and rising material costs,” shares one BDM.

Interested in learning more about how Strata Finance can benefit your Owners Corporation?

Don’t hesitate to reach out to our team.

We’re here to help you navigate your funding options and make the best decision for your strata community.

Josh Klemm Business Development Manager Victoria P 02 9358 5882 M 0400 006 988

E joshua@lannock.com.au W www.lannock.com.au

If the management contract states the manager is entitled to an insurance commission, can the OC still arrange the insurance?

Our new strata manager’s SCA contract states the OC manager receives a percentage of the insurance premium as a commission. Does that preclude the OC from organising their own insurance?

The committee have signed a contract of appointment for a new strata manager.

The strata management company uses the Strata Community Association contract of appointment, which includes clause 1.3 relating to insurance fees and commission.

The owners corporation manager may receive or retain, as a commission, a percentage of the base premium payable by the owners corporation on the placing of insurance or the insuring of risks by the owners corporation.

Does this signed contract preclude the committee from obtaining and handling the strata insurance renewal?

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If the owners corporation is considering not using the strata manager’s services for their insurance needs and is planning to engage an insurance broker or another party, this should form part of your contract negotiations.

In this instance, the contract condition states that if the insurance commission is less than 15% of the base premium paid by the owners corporation, the owners corporation will pay the manager a fee, the difference between the commission received and 15% of the base premium.

It’s important to highlight that this condition applies regardless of the involvement of the strata manager in arranging the insurance.

For instance, even if the owners corporation decides to secure their insurance without the strata manager’s involvement, there is still

a requirement to pay the strata manager a fee equivalent to 15% of the base premium as a management fee.

If the owners corporation is considering not using the strata manager’s services for their insurance needs and is planning to engage an insurance broker or another party, this should form part of your contract negotiations.

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

Unlock Your Buildings Value by Converting Surplus Spaces into Valuable Assets

The conversion of excess space in strata buildings is an innovative way of converting unused space into valuable, saleable assets. Owners Corporations (OC’s) facing rising costs or needing to complete major renovation projects may need to look at ways to make additional revenue.

The conversion of surplus space (either roof, basement, air space or excess land) can make significant revenue for OC’s.

Conversion Options For Development Air Space Development Building new housing or extending existing housing on top of apartment blocks.

Roof Space Conversion Converting roof space into additional apartments, attics or extensions to existing lots.

Basement Conversion Converting basement or subfloor space into additional apartments or extensions of lots.

Excess Land Conversion Converting excess land (gardens, parking lots or common areas) into additional apartments, extensions to existing lots, new parking lots or EV solutions.

Motivations Behind Space Conversion 1. Additional revenue to cover increasing running costs (insurance premiums, maintenance, capital expenditure, etc) 2. Creating funds to cover building upgrades, restoration, major renovations, maintenance projects or climate-proofing existing buildings to deal with rising temperatures / increasing storm activity.

3. Upgrades that reduce overall strata costs – adding solar panels, battery technology, more efficient electricity options, heat pumps etc 4. Prevents older buildings becoming derelict or dormant because they don’t have enough in their capital works funds.

5. As an income producing activity for the Owners Corp (OC). Profits made can be saved for paying admin costs and upcoming capital works costs.

CONTACT US

P: 1800 679 787

10 www.lookupstrata.com.au

W: www.assetstratavaluers.com.au

E: workorders@assetstratavaluers.com.au

Conversion Case Studies Example 1

Example 2

Car Park Conversion A Sydney apartment building converted garden beds and the excess land of a small ex-rubbish building (total area of 32m2) into 4 additional car parking spaces that were sold to existing owners.

Roof Space Conversion – Balcony & Rumpus addition OC sold the roof space to a top-floor apartment who added a rumpus room and balcony to their existing lot which captured water views.

Feasibility Estimates

Feasibility Estimates

Gross Sales Revenue:

$ 1,200,000

Gross Sales Revenue:

$ 350,000

Total Costs:

$ 180,000

Total Costs:

$ 226,940

Net Development Profit:

$ 1,020,000

Net Development Profit:

$ 62,860

Development Margin:

85% net

Development Margin:

21% net

Asset Strata Valuers are experts in providing Feasibility Studies that highlight how OC’s can generate income by converting excess space.

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11

Forgetting the insurance renewal cost us a 285% rise in premiums

Q

Can we fine the manager for forgetting to arrange our insurance renewal? The mistake cost us a 285% increase in premiums.

After handling the insurance renewal for seven years, our owners corporation manager forgot to renew our building insurance and the policy lapsed. The manager says the previous insurance company won’t take us back, and the new quotes have increased by 285%. We have little option but to take what cover we can get since we’re currently uninsured.

Can the committee seek compensation from the owner’s corporation manager, such as a fine, or can we report them for their costly error?

A

If the strata manager was acting as an authorised representative of a broker or insurer, there might be avenues to address concerns by referring a complaint to the Australian Financial Complaints Authority.

Tyrone Shandiman, Strata Insurance Solutions: Many insurers prefer not to provide quotes after the due date, citing various reasons.

This poses a challenge however there are a few things I would suggest.

Firstly, have the strata manager provide a detailed list of insurers approached and the reasons for the declines.

In my professional opinion, the lapse in cover and a substantial increase in premiums merits a second opinion. Consulting another broker 12 www.lookupstrata.com.au

could provide valuable insights and potentially uncover alternative solutions. This approach ensures that the best interests of the owners corporation have been considered.

If the strata manager was acting as an authorised representative of a broker or insurer, there might be avenues to address concerns by referring a complaint to the Australian Financial Complaints Authority.

I would suggest seeking advice on this when you speak with an alternate broker.

Callum Wilson, The Strata Shepard: It is unlikely that the OC Manager would receive a fine. Unfortunately, the legislation in Victoria is often toothless when it comes to holding OC Managers accountable for their actions.

If they are a member of the Strata Community Association (SCA – the industry body for strata managers), you could make a complaint to SCA, and the manager would likely receive disciplinary action. Whilst this is unlikely to produce any compensation for your OC, it may help prevent issues in the future.

If your OC wants compensation, the best options would be via contract negotiation or to change to a different management company. It’d be best to engage a strata expert to ensure your OC gets the best possible return.

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

Callum Wilson | The Strata Shepherd info@thestratashepherd.com.au READ MORE HERE

If our rules don’t mention outward appearance, can the OC dictate colours?

Our rules govern exterior fixtures and colours of curtains but do not explicitly mention outward appearance. What are the OC’s rights to dictate appearance?

Boundaries on our plan of subdivision are typically exterior face, including apartment walls and fenced gardens backing onto a common area. Our special rules govern exterior fixtures, planter boxes, and colours of curtains but do not explicitly mention outward appearance (such as in the model rules 5.2(1)).

What are the owners corporation’s (OC) rights to dictate appearance, e.g. colours?

If the OC can dictate appearance, are they responsible for the cost of maintaining that appearance, e.g. the painting? In our case, we have included complex painting in the longterm maintenance plan approved at the AGM.

Each case must be assessed on its precise facts and according to what the plan of subdivision provides.

Whether or not an owners corporation has registered rules, the model rules will apply to the owners corporation to the extent that the registered rules do not cover the subject matter of the relevant model rule.

The owners corporation has the power to make rules concerning the external appearance of lots, and this is specified in Schedule 1 of the Owners Corporations Act 2006. This may include the colour palate. It is in the 14 www.lookupstrata.com.au

development’s interest to abide by registered rules concerning external appearance. An owners corporation can undertake work to private lot property (such as painting) only if: (a) it complies with Section 48 of the Act (i.e. provides a notice to a lot owner because it is not properly maintained); or (b) if it is in the course of providing a service to lot owners as authorised by Section 12 of the Act by special resolution; or (c) if it considers it a service in accordance with Section 47 of the Act. The Tribunal has decided cases where an owners corporation has undertaken repair works to private lot property in circumstances where the works were to items effectively deemed a service (i.e. something that contributed to the structure or support of the building). Owners corporations need to be careful that they incur the costs of completing private lot works in accordance with the Act and strike levies appropriately. In most cases, the private lot owner should bear the major responsibility for the costs of any works associated with private lot property.

However, each case must be assessed on its precise facts and according to what the plan of subdivision provides.

Phillip Leaman | Tisher Liner FC Law ocenquiry@tlfc.com.au READ MORE HERE

Expert Owners Corporations Lawyers

Tisher Liner FC Law provides quality and cost effective legal services to Owners Corporations and their Managers across Victoria and the ACT Our highly experienced team provide quality assistance to owners corporations, committees, lot owners and managers of owners corporations in a wide variety of legal matters including:

Phillip Leaman

• General advice and governance; • Interpretation of plans of subdivision, common and private lot boundaries;

Phillip Leaman LLB (HONS), BCOM Principal Lawyer pleaman@tlfc.com.au

• Levy recovery; • Domestical building dispute claims and Water Act claims; • Adverse possession and compulsory acquisitions;

To see a list of matters we've been successful in or to access our OC information resources please visit our website or sign up to our blog.

• Easement and amendments to plans of subdivisions; • Creation and enforcement of owners corporation rules; • Preparing leases and licences over common property; • Advice on repairs and maintenance and application of the Benefit Principle; and • Prosecuting and defending claims made at VCAT by Owners Corporations and Lot owners.

Level 2, 333 Queen Street, %el ourne, Victoria, 3000 I +613 8600 9333 ocenquiry@tlfc.com.au I tlfc.com.au

15

Can the committee reasonably refuse sustainability upgrades like thermally efficient windows?

Would changing old aluminium windows for thermally efficient windows fall under the category of sustainability?

Can the committee reasonable refuse sustainability upgrades like this?

Our 1980s building has aluminium windows with thin glass that are not in line with current building code standards. I would like to replace my old windows with thermally efficient windows and draft-proof window frames. Does this work fall under the banner of sustainability. If so, would it be unreasonable for the committee to refuse under current sustainability rules for body corporate environments?

While window upgrades are not specifically mentioned, it stands to reason that windows which will ‘reduce a reliance on nonsustainable energy sources’ would constitute a sustainability item.

In 2021, the Owners Corporations Act was updated to include section 138B(2): (2) An owners corporation must not make rules that unreasonably prohibit the installation of sustainability items on the exterior of a lot.

(3) F or the purposes of subsection (2)— (a) a prohibition on the installation of a sustainability item only on aesthetic grounds is taken to be unreasonable; and (b) a requirement that the location of, or the works involved in installing, the sustainability item must not impede reasonable access to, or the use of, any other lot or the common property is taken to be reasonable.

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(4) In this section— sustainability item means any thing that eliminates or reduces a reliance on non-sustainable energy sources and includes— (a) a solar hot water system; and (b) solar energy panels; and (c) a roof with colours having a particular solar absorption value.

While window upgrades are not specifically mentioned, it stands to reason that windows which will ‘reduce a reliance on nonsustainable energy sources’ would constitute a sustainability item under this section.

If your rules prohibit upgrades on aesthetic grounds, to have your window upgrades exempted you could share this perspective with your committee. If best efforts are made to match the new windows to the existing ones, your committee would have even less grounds to refuse.

To further support this, 2023 updates to the National Construction Code focused on energy efficiency and reduction of energy usage in buildings, extending to windows.

This means that when replacement works are being considered by your owners corporation, thermally efficient windows will be a requirement.

We encourage our committees to support proactive requests for sustainability improvements wherever possible. Here’s hoping your committee sees it the same way.

The Knight ella@theknight.com.au READ MORE HERE

17

If multiple units are damaged by water ingress, how is the excess divided?

Our building insurance has a $10,000 excess for water damage. If multiple units are damaged, how is the payment of the excess divided?

If the excess benefits multiple people or the damage arose from common property that was damaged, the excess will need to be shared according to lot liability.

In 2021 there was a change to how excess can be applied under the Owners Corporations Act 2006. The excess can only be applied if, effectively, the cause of the water ingress was attributed to the negligence of the person, for example, they left all taps on or they failed to maintain something. Section 23A of the Owners Corporations Act 2006 provides “An owners corporation may levy a lot owner a fee to cover the cost of— (a) an excess amount or an increased premium resulting from or attributable to an insurance claim, if the claim is caused by a culpable or wilful act or the gross negligence of— 18 www.lookupstrata.com.au

(i) a lot owner; or (ii) a lot owner’s lessee; or (iii) a guest of a lot owner or a guest of a lot owner’s lessee; (c) a n excess amount on an insurance claim if the claim solely relates to a lot owner’s lot.”

Otherwise, if the excess benefits multiple people or the damage arose from common property that was damaged, the excess will need to be shared according to lot liability. If the damage is caused by a lot owner’s private lot property (and the above circumstances in 23A don’t apply) there may be a right of action against the relevant lot owner under the Water Act by the lot owners who suffered the issue.

Phillip Leaman | Tisher Liner FC Law ocenquiry@tlfc.com.au READ MORE HERE

Entering Growing Downsizing E itin THERE IS 1 COMPANY THAT YO NEE into OC management? your OC management portfolio?

your Yurrent OC portfolio? and retiring from strata management?

TO NO

Strata Management Consultants strataconsultants.com.au

19

Attend a security audit, or your fob will be disabled

It does not sound like the committee is being unreasonable as long as you have been given ample notice and provided with appointment options.

The security of your owners corporation is a valid concern for your community, and it sounds like your committee is taking it seriously.

Access devices can often be lost and sometimes stolen (e.g. if a car gets broken into in the car park), which can mean access to your property is compromised, leading to break-ins, theft and vandalism. Audits on access devices can help combat this. The frequency will depend on factors such as the size of your property, the type of devices available, and the turnover of residents in the community.

Generally, an audit will involve checking the serial number of a device against what is on record. The committee could accept the serial number (rather than needing to physically present the device), but some systems will not have serial numbers, and therefore, a physical inspection may be required.

Owners need to attend a security audit, or fobs will be disabled.

It’s inconvenient for our property manager, who has a fob, to attend. Is the committee being reasonable?

Our property in an apartment block is managed by a property manager. Our committee are conducting an audit on access fobs/swipes/ remotes. They’ve asked residents to make an appointment to present their fobs for the audit, or the fob will be disabled. The property manager has a fob, their office isn’t nearby, and they can’t attend the audit.

1. Is it reasonable to expect lot owners to attend an in person meeting?

2. Could this be a regular event?

3. Can I request to be exempt from this process?

20 www.lookupstrata.com.au

If this type of audit has never been completed, or not for some time, there may be no records of the devices. In this case, the thoroughness of a physical inspection and cancelling those not presented could make sense. This would benchmark the current position and ensure the ongoing security of the community.

While we appreciate the inconvenience of having to present your devices, it does not sound like the committee is being unreasonable as long as you have been given ample notice and provided with various appointment options.

Check if your OC would accept the serial number (if available) or photographs instead of physically presenting the device. However, if this is not possible, it might be best to accommodate the committee’s request and enjoy the peace of mind of a secure and proactive OC. The Knight ella@theknight.com.au READ MORE HERE

EQ Tower, Melbourne. Managed by The Knight since 2016.

Protecting your asset & supporting your community.

Leading Owners Corporation Management services in Melbourne & Geelong.

Learn more >

21

We haven’t painted our 80s building for 40 years

The best way to ‘work around’ the chair and open the conversation to owners is to call a Special General Meeting.

The best way to ‘work around’ the chair and open the conversation to owners is to call a Special General Meeting. You can do this with the support of 25% of owners (please refer to section 74(c) of the Owners Corporations Act 2006).

This could be as simple as sending an email to your OC Manager with the other supporting owners cc’d in.

I strongly suggest obtaining at least two quotes to present to owners at the meeting. This will enable owners to understand whether they can afford the work, rather than the chair, with no understanding of their financial position, speaking on their behalf.

Obtain written advice from the Local Council’s heritage department and invite a painting/ façade contractor to the meeting. Answering as many questions as possible at this meeting may enable a decision there and then. If the meeting is left with the committee to ‘keep looking into it’, anyone not in favour (such as the chair, by the sounds of it) will have the ability to put further roadblocks in place.

Our facades have not been upgraded or painted for over 30 years. The chair refuses even to consider the maintenance. What do we do?

Our facades have not been updated since the building was built in the 1980s. Our chair refuses to get quotes, either insisting (by assumption) that owners cannot afford to do the work or that the buildings are federation style and the original colours fit that style. They won’t even allow the conversation to be open to the wider group of homeowners to see if there is enough interest. What do we do?

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Lastly, my understanding is that buildings should be repainted every 7-10 years to protect the structure of the building. If the building hasn’t been repainted for over 30 years, this could be considered a breach of the OC’s duty to repair and maintain the common property.

This should be brought to owners’ attention at the meeting to support your proposal.

Callum Wilson | The Strata Shepherd info@thestratashepherd.com.au READ MORE HERE

How can owners be sure the committee provides a true report for the insurance renewal?

Can the committee be held accountable for providing an untrue report for insurance renewal? What can owners do to prevent this from happening?

Make sure the committee is not coming up with that figure themselves.

The most important thing here is to ensure the committee is not coming up with that figure themselves. The committee could be liable if they’ve come up with that figure themselves.

24 www.lookupstrata.com.au

It’s important to engage an independent professional to come up with that figure.

Also, ensuring the professional has suitable professional indemnity insurance is important.

That way, even if their assessment comes up and you are underinsured, at least you are covered by that professional indemnity insurance in the worst case scenario.

Zac Gleeson | GQS zac@gqs.com.au READ MORE HERE

25

Benefits of your Strata Manager being an SCA Member Choosing the right Strata Manager for your building is important. If your Strata Manager is a member of the Strata Community Association (SCA), you will have someone who is professional, has expert knowledge and is dedicated to making sure your property is managed well.

What sets an SCA member apart?

Expert Knowledge: SCA members undergo professional training and stay updated on the latest legislation governing strata communities.

Code of Conduct: SCA members must adhere to a Code of Conduct which entails obligations in regard to trasparency and ethical behaviour.

Continuous Learning: SCA members are required to participate in a minium of 6-12 hours per year of education and training to maintain their membership.

Great Resources: SCA members have access to a large range of tools and resources created by the SCA. These include guidelines on best practices and templates for different tasks.

SCA (Vic) Advocacy Update SCA has been proactive in contributing to reforms and working with the Victorian Government to advocate on behalf of our members.

Work on developing a standardised Building Manual by the Victorian Government is ongoing and SCA have met on multiple occasions with the Department of Transport and Planning to offer feedback on potential improvements. SCA consulted experts in this field from our membership and have produced a submission that will be submitted shortly.

The Solar for Apartments Rebate Program has now been launched by the Victorian Government to assist strata properties in transitioning to solar energy. SCA met with Solar Victoria on many ocasions to inform them of considerations necessary for strata communities and how best to implement the program.

Applications are now open for the first round of the Solar for Apartments program which will provide $16 million to deliver thousands of rooftop solar installations for apartment residents across Victoria.

Apartment buildings up to eight storeys with between 5 and 50 apartments are eligible for solar rebates and owners corporations will have the choice to install multiple solar PV systems, a single large solar PV system coupled with solar sharing technology, or a combination of both.

Rebates of up to $2,800 per apartment are now available for successful individual applicants, while up to $140,000 is available per building for up to 50 apartments to install solar panels on their rooftop.

Applications for the first round of funding are open until 15 April, 2024. For more information, please visit Solar for Apartments https://www.solar.vic.gov.au/apartments .

At the local government level, SCA was recently successful in receiving a grant from the City of Yarra to provide a series of monthly presentations on sustainability initiatives in strata. These presentations, commencing in April, will provide an excellent opportunity to showcase successful sustainable practices in strata management to the broader community.

Upcoming Training & Events Disaster Management and Crisis Preparedness in Strata Date: CPD:

22nd March, 11:00am-12:00pm 1 point

Cost:

$66 members, $132 non-members

As a strata manager, it’s important to be prepared for any crisis or disaster. This webinar offers practical guidance on emergency planning, risk mitigation and effective communication. Aligned with the Strata Workforce Competency Framework, it’s designed to enhance your skills in managing strata properties during challenging times. This session will provide valuable insights and tools to help you protect your strata community and properties effectively.

Presenters for this event are Carole Anderson, Megan Chatterton, Leanne Habib and Julie McClean.

Register: https://www.trybooking.com/CPOIO

Principals Afternoon Off

A100 May (3 days)

Date: 18 April, 1:00pm–3:30pm Venue: Royal South Yarra Lawn Tennis Club, Toorak CPD: 1 point Cost: $200 (member price) Speaker: Bill Lang, Executive Director, Small Business Australia

Date:

14th, 21st and 28th May, 9:30am-3:30pm each day

Venue: Level 21, 150 Lonsdale Street, Melbourne CPD:

6 points

Cost:

$695 (member price)

Escape the office and join us for an afternoon of learning, connection, a 3-course meal and beverages at the Royal South Yarra Lawn Tennis Club, Toorak. This exclusive event is designed specifically for Directors, CEOs, and Senior Managers of Strata Management Companies in Victoria.

Are you new to the world of strata management and eager to kickstart your career with confidence? Have you been engaged in this industry for a considerable amount of time and feel the need for a refreshing upgrade? No matter where you stand in your career, the A100 Introduction to Strata course is tailor-made to empower all strata professionals.

Register: https://www.trybooking.com/CORIK

Register: https://www.trybooking.com/CNNNO

Committee Training for Strata Managers Webinar

Strata Law Forum

Date:

2nd April, 8:30am-11:30am

CPD:

3 points

Venue: The Views, Port Melbourne

Cost:

$66 members, $132 non-members

This webinar provides Strata Managers with a comprehensive guide to pool compliance in Victoria, Australia, emphasising their roles and responsibilities. It aligns with the Strata Workforce Competency Framework (SWCF), focusing on enhancing administrative and organisational skills pertinent to pool safety in strata living.

Date:

17th May, 9:00am-5:00pm

CPD:

6 points

Cost:

$200 full day, $140 half day (member prices)

In the spirit of Law Week, SCA (Vic) will be running a Strata Law Forum. Our speakers will include many lawyers presenting on a range of current topics related to the strata industry.

Register: https://www.trybooking.com/COQLM

Register: https://www.trybooking.com/CPJIY

Effective Dispute Resolution in Strata Management Webinar Date:

30th April, 11:00am-12:00pm

CPD:

1 point

Cost:

$66 members, $132 non-members

Expert Presenters Jenny Wang, Lawyer and Carole Anderson, Strata Consultant will outline strategies to solving disagreements in strata management. Find out how to handle disputes in meetings and on the phone, calm down tense situations and use real examples to get better at this. The presenters will show you how to be professional, polite and control emotion while solving these problems.

Pool Compliance for Strata Managers Webinar Date:

31st May, 11:00am-12:00pm

CPD:

1 point

Cost:

$66 members, $132 non-members

This webinar provides Strata Managers with a comprehensive guide to pool compliance in Victoria, Australia, emphasizing their roles and responsibilities. It aligns with the Strata Workforce Competency Framework (SWCF), focusing on enhancing administrative and organisational skills pertinent to pool safety in strata living.

Register: https://www.trybooking.com/CPOJU

Register : https://www.trybooking.com/CPOIV

Committee Training for Committee Members - FREE TRAINING! Date/Time: 3rd April, 5:30pm-8:30pm This course focuses on good governance and how it helps strata committees achieve compliance with strata legislation and meet expectations of the stakeholders. Whether you are taking up the responsibilities of a committee member for the first time or you are an experienced committee member, there is always something you can do to improve your knowledge and the governance of your strata community.

Register: https://www.trybooking.com/CPJXZ

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EDUCATION & TRAINING LookUpStrata

Australia’s Strata Title Information Site W: https://www.lookupstrata.com.au/ E: administration@lookupstrata.com.au

Strata Community Association P: 02 9492 8200 W: https://www.strata.community/ E: admin@strata.community

Owners Corporation Network

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

Australian Facilities Management

Integrated facilities management services & solutions P: 03 9816 4722 W:https://www.australianfacilitiesmanagement.com.au/ E: info@australianfacilitiesmanagement.com.au

RFM Facility Management Pty Ltd

Strata and Specialist Cleaners P: 1300 402 524 W: https://www.rfmfacilitymanagement.com.au/ E: nathan@rfmfacilitymanagement.com.au

Rise Facilities

Facilities and Building Management Solved.

W: https://www.risefacilities.com.au/ E: service@risefacilities.com.au

SOFTWARE 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

Onsite Building Management Software Modern and user friendly BMS P: 0490 091 887 W: https://onsite.fm E: hello@onsite.fm

Stratafy

PRINT YOUR DIRECTORY HERE

Only Complete Cloud Strata Software ecosystem P: 1300 414 155 W: https://stratafyconnect.com/ E: sales@stratafyconnect.com

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BUILDING ENGINEERS & INSPECTORS Sedgwick

Building Consultancy Division & Repair Solutions W: https://www.sedgwick.com/solutions/global/au E: sales@au.sedgwick.com

QIA Group

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 Construction Materials & Durability Consultants P: 02 9131 8018 W: https://bcrc.com.au/ E: sydney@bcrc.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

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

BIV Reports

Specialist in Strata Compliance Reports P: 1300 107 280 W: https://www.biv.com.au/ E: biv@biv.com.au

Forte Asset Services

Fire | Electrical | HVAC P: 1300 920 752 W: https://www.forteassetservices.com.au/ E: info@forteas.com.au

keeping your buildings legally compliant and safe P: 1300 880 466 W: https://qbm.com.au/ E: sales@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

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INSURANCE

STRATA LAWYERS

Strata Insurance Solutions

Tisher Liner FC Law Pty Ltd

Whitbread Insurance Brokers

Bastion Legal

CHU Underwriting Agencies Pty Ltd

Douglas Cheveralls Lawyers

Strata Community Insurance

Bugden Allen Graham Lawyers

Protection for your strata property. And you.

P: 1300 724 678 W: https://www.stratacommunityinsure.com.au E: myenquiry@scinsure.com.au

Specialising in property development & strata law P: 02 9199 1055 W: https://bagl.com.au/ E: info@bagl.com.au

Flex Insurance

Holman Webb Lawyers

Your Cover Your Choice P: 1300 201 021 W: https://www.flexinsurance.com.au/ E: info@flexinsurance.com.au

Body Corporate and Strata Dispute Experts P: 61 732 350 100 W: https://www.holmanwebb.com.au/ E: icontact@holmanwebb.com.au

Driscoll Strata Consulting

Grace Lawyers

CRM Brokers

Aitken Partners

Protecting owner assets is who we are.

P: 1300 554 165 W: https://www.stratainsurancesolutions.com.au/ E: info@stratainsurancesolutions.com.au Empower Your Vision P: 1300 424 627 W: https://www.whitbread.com.au/ E: info@whitbread.com.au

Specialist Strata Insurance Underwriting Agency P: 1800 022 444 W: https://www.chu.com.au/ E: info_nsw@chu.com.au

Knowledge | Experience | Service P: 0402 342 034 W: https://driscollstrataconsulting.com.au/ E: Enquiries@driscollstrataconsulting.com.au The smart insurance choice P: 1300 880 494 W: https://www.crmbrokers.com.au/strata-insurance/ E: crmstrata@crmbrokers.com.au

Experts in Owners Corporations Law P: 03 8600 9314 W: https://tlfc.com.au/expertise/owners-corporation/ E: ocenquiry@tlfc.com.au Experts in plumbers insurance law P: (03) 8457 7751 W: https://bastionlegal.com.au/ E: info@bastionlegal.com.au The Go-To Strata Lawyers P: 08 9380 9288 W: https://www.dclawyers.com.au/ E: office@dclawyers.com.au

Know. Act. Resolve.

P: 03 9674 0474 W: https://gracelawyers.com.au/ E: enquiries@gracelawyers.com.au Law firm with a dedicated OC team P: 03 8600 6000 W: https://www.aitken.com.au/ E: dandronaco@aitken.com.au

Royer Mace Lawyers

Your Property is our Priority P: 0434 388 898 W: https://royermace.com.au/ E: solon@royermace.com.au

Moray & Agnew Lawyers

ELECTRICAL

PRINT YOUR DIRECTORY HERE

Legal strategies and solutions for our clients P: 03 9600 0877 W: https://www.moray.com.au/ E: https://www.moray.com.au/

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STRATA MANAGEMENT The Knight

Strong family values & real hands-on experience P: 03 9509 3144 W: https://www.theknight.com.au/ E: newbusiness@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

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

Strata Management Consultants

Clean As You Go

We Help Committees to Change OC Companies P: 1300 917 848 W: https://www.strataconsultants.com.au/ E: office@strataconsultants.com.au

Leaders in Caretaking and Facility Maintenance P: 1300 525 651 W: http://www.cleanasyougo.com.au/ E: info@cleanasyougo.com.au

Civium Communities

1800 AUS JUNK

When you build trust, you build a community P: 1300 724 256 W: https://civium.com.au/ E: clientservices@civium.com.au

Quantum United Management

Creating vibrant and connected communities P: 61 383 608 800 W: https://www.quantumunited.com.au/ E: info@quantumunited.com.au

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

We get rid of your junk.

P: 1800 287 586 W: https://ausjunk.com.au/ E: info@ausjunk.com.au

STRATA LOAN PROFESSIONALS Lannock Strata Finance

The Leading Strata Finance Specialist 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

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

Strata Professionals P: 0299027100 W: https://bright-duggan.com.au/ E: customercare@bright-duggan.com.au

SSKB Strata Managers

A Positive Difference in Strata P: 07 5504 2000 W: https://sskb.com.au/ E: sskb@sskb.com.au

ELECTRICAL

PRINT YOUR DIRECTORY HERE

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ELECTRICAL

PAINTING

Energy On Pty Ltd

Higgins Coatings Pty Ltd

ENM Solutions

CPR Facade Upgrade Specialists

Providing utility network solutions P: 1300 323 263 W: https://www.energyon.com.au/ E: EnergyServices@EnergyOn.com.au Providing Solutions for Embedded Networks P: 1300 000 366 W: https://www.enmsolutions.com.au/ E: info@ENMSolutions.com.au

Specialist painters in the strata industry P: 1300 HIGGINS W: https://www.higgins.com.au/ E: info@higgins.com.au We clean, repair & repaint multi-storey buildings P: 0493 651 643 W: https://cprfacadeupgrades.com.au/ E: info@facadeupgrades.com.au

ENERGY

LIFTS & ELEVATORS Innovative Lift Consulting Pty Ltd

Arena Energy Consulting Pty Ltd

The Lift Consultancy

Embedded Network Arena

Australia’s Vertical Transportation Consultants P: 0417 784 245 W: https://www.ilcpl.com.au/ E: bfulcher@ilcpl.com.au Trusted Specialised Advice P: 07 5509 0100 W: https://theliftc.com/ E: sidb@theliftc.com

Independent Embedded Network Consulting Services P: 0452 411 247 W: https://www.arenaenergyconsulting.com.au/ E: joseph@arenaenergyconsulting.com.au Independent Embedded Network Consulting Services P: 1300 987 147 W: https://embeddednetworkarena.com.au/ E: info@embeddednetworkarena.com.au

VALUERS

Strategic Lift Solutions

We know Lifts and we make things happen!

P: 0475 353 090 W: https://www.strategicliftsolutions.com.au/ E: lynne@strategicliftsolutions.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

Asset Strata Valuers

Leaders in Strata Property Valuations P: 1800 679 787 W: https://assetstratavaluers.com.au/ E: workorders@assetstratavaluers.com.au

Adelaide StrataVal Strata & Community Insurance Valuations P: 08 7111 2956 W: https://www.strataval.com.au/ E: valuations@strataval.com.au

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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

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

OC Auditors and Accountants

Specialist OC Auditors and Accountants P: 03 9252 2020 W: https://www.linkedin.com/in/michaelburhala/ E: michael@mwbaccountants.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

FRANCHISERS Network Pacific Strata Franchise

Join our successful team P: 03 9999 5488 W: www.networkpacificstratafranchise.com.au/ E: networkpacific@franchisedevelopments.com.au

ANTENNAS 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

AUDITORS Property Audit & Assurance

Strata & Managed Property Auditing Specialists P: 03 9525 3777 W: http://www.lowelippmann.com.au/ E: paa@llca.com.au

CLOTHES LINES Lifestyle Clotheslines

Clothesline and washing line supplier & installer P: 1300 798 779 W: https://www.lifestyleclotheslines.com.au/ E: admin@lifestyleclotheslines.com.au

STRATA REPORTS 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

DELIVERY & COLLECTION SERVICES Groundfloor™

Australian parcel, mail, and refrigerated lockers P: 03 9982 4462 W: https://groundfloordelivery.com/ E: ask@groundfloordelivery.com

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CONSULTING

INVESTMENT SERVICES

Strata Solve

Strata Guardian

The Strata Shepherd

DEFECT RESTORATION

Untangling strata problems P: 0419 805 898 W: https://stratasolve.com.au/ E: chris@stratasolve.com.au Guiding owners towards better outcomes P: 0431 925 908 W: https://www.thestratashepherd.com.au/ E: info@thestratashepherd.com.au

WINDOWS & GLASS Clear Edge Frameless Glass

Energy Efficient Balconies for Elevated Living

W: https://www.clearedgeglass.com.au/ E: sales@clearedgeglass.com.au

PEST CONTROL EPC – Enviro Pest Control Your local pest control experts in Melbourne P: 03 9059 0300 W: https://www.epcontrol.com.au/ E: info@epcontrol.com.au

Fight low returns and rising levies with us P: 1300 482 736 W: https://www.strataguardian.com/ E: contact@strataguardian.com

24:seven Maintenance Solutions

Comprehensive building maintenance services P: +61 3 9008 5423 W: https://24sevenms.com.au/ E: admin@24sevenms.com.au

TRADECOM GROUP

Innovative Commercial Building Projects P: 1300 301 888 W: https://tradecomgroup.com/ E: services@tradecomgroup.com

FIRE SERVICES Linkfire Pty Ltd

Your essential safety partner P: 1300 323 263 W: https://www.linkfrire.com.au/ E: sales@linkfire.com.au

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Advertise with VIEW OUR MEDIA KITS: As of April 2022, The Strata Magazines received a national audience engagement of around 20,000 views within one month of their release.

For the Strata Magazine Media Kit CLICK HERE

LookUpStrata’s Newsletters have a national audience of over 16,000 subscribers.

For the National Newsletter Media Kit CLICK HERE

administration@lookupstrata.com.au

Attention VIC Strata Service Professionals Join our printable Strata Services Directory Listings are $199 + GST p.a.

Click here to join today!

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