The WA STRATA MAGAZINE
AUGUST
2024
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.
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
Anthony
our chair send a tradesperson to our apartment without permission?
Jamie
my partner attend strata meetings with me?
Marietta Metzger, magixstrata
the owner responsible for the damage if an unauthorised e-bike causes a fire? Sean Callan, Sedgwick
doesn’t WA Law require the vendor to disclose known liabilities?
Michael Ferrier, EYEON Property Inspections
Strata
The cost of not acting A decision to not act is still a decision, and one which has its own costs.
When discussing how to finance strata work, owners often ask how the Council of Owners (the Council) can find alignment. An inability to find alignment can lead to the delay of critical work.
A decision by the Strata Company to not act is still a decision, and it has costs of its own. If remediation projects are delayed – the inevitable further deterioration of the strata property will lead to extra costs. If a quote expires, you can bet the new quote will be greater.
Strata managers and the Council often need to consider new urgent work requiring attention at the same time as existing works. Is urgent work going to be unnecessarily delayed because lack of immediate funds delays decision making?
Obtaining additional funding to that raised by levies can help owners find alignment. This is where Lannock Strata Finance can help. We provide funding that can be used across several projects, not just for a solo project, and can fund invoices for separate projects under the umbrella of a single loan.
It’s important to remember that the committee can also consider a funding mix to include money that may be in the maintenance fund. If an item needing repair is included in the maintenance fund, then it is best to use it. If the item is not in the sinking fund, then the committee may need to think more critically about whether they are setting the Strata Company up for a bigger problem down the track by taking money out of the sinking fund to pay for this project. (It is important to note that states and territories operate under slightly different legislation).
Lannock recommends the Council should consider the following for every funding decision:
• What are the options? (Sinking Fund, Special Levy, Strata Funding)
• Should they use one method, two methods, or all three?
• Will the special levies be hard to recoup from owners? If they are hard to recoup, should they just focus on the finance option? Or money in the bank? Will this delay the project?
• Will the price increase while trying to collect levies?
• Is there an opportunity cost to striking a special levy? Will an owner sacrifice a wedding, holiday, or retirement fund?
• Will some owners carry debt beyond ownership of their lot? (because they may have put their share on a credit card, personal loan or other forms of personal funding)
• Will some owners sell and need to reduce the sale price at settlement to account for outstanding special levies?
• What is the quickest way to show proof of funds to the contractor?
The three options that should always be considered are the Sinking Fund, Special Levy and Strata Funding. Strata Funding can be tabled as a “contingency” at every general meeting – so the Company has prompt access to funding should it be required.
Every option should be put to the committee at the same time, prompting the crucial questions, and inviting suppliers (funding provider, contractor, lawyers) to attend committee meetings. Placing all options on the table at the beginning of your decision-making will increase the likelihood of the Council finding alignment.
In the best interest of passing the special resolution, it is crucial that the Council then decides on the right funding mix and which funding provider will best support that mix.
As the pioneers of strata funding, Lannock Strata Funding supports Strata Companies making informed funding decisions and will always provide someone to speak to your Council.
Mikayla Tritico Business Development Manager WA P 1300 851 585
E mikayla@lannock.com.au W lannock.com.au
With Lannock Strata Finance, you will have a dedicated relationship manager through all stages of this decision-making process and through the project.
Best Practice for managing strata maintenance & remedial repairs.
It can often be challenging and sometimes confronting when faced with the day-to-day maintenance requirements or the need to tend to remedial repairs and/or capital works projects. Whether the matter to be resolved is large or small, there are many factors to consider ensuring both the symptoms and underlying cause/s are addressed to minimise the chance of reoccurrence or ongoing issues.
There are regulatory requirements in all Australian States and Territories requiring Owners Corporations or Bodies Corporate to maintain their built assets. If done correctly, this should result not just in the up keep of the building, but it’s longevity, performance, financial sustainability and, in most cases, appreciation in value.
Define your objective and extent of work to be done. When it comes to building works of any nature, there are some core fundamentals or concepts that should be considered:
• Define the objective and extent of works to be done. What do you want to achieve?
• Forensic investigations - identify all underlying issues. Only addressing symptoms will be more costly in the long run.
• Scope it right - a detailed specification outlines all works required.
• Obtain quotes based on the same scope of works (like for like).
• Do your research - engage reputable providers with the correct qualifications and insurances.
• Ensure the extent of works and costs are balanced with the benefits.
• Check the warranty/guarantee of the works being provided.
• Cost verification – to ensure costs are fair and reasonable, experts such as quantity surveyors can assist.
• Ensure that the extent and cost of works is balanced with the benefits.
• Getting an expert’s assistance to manage providers will save you time and money.
• For larger projects, ensure the use of Australian Standard Contracts (e.g. AS 4000 series suite of contracts).
Whilst the above may seem simple, strata building works can be complex with multiple stakeholders and personalities to manage. Add environmental factors such as labor shortages, costs of materials and supply chain issues, realising your investment means careful planning right from the start.
IMPORTANT: Scope it once, scope it right. One of the biggest mistakes when obtaining a scope of works is many providers only describe the works to be done. A specification should show measurements/quantities allowing like for like quoting upon which owners are able to make informed decisions about who to engage.
FOUR KEY CRITICAL ITEMS
You need it to be All inclusive
You need it to Conform with the current statutory requirements
You need a Warranty or guarentee
You need it to ensure The extent and costs are balanced with the benefits
Leaning on an expert team
To navigate the complexities of remedial repairs effectively, owners should seek expert guidance from qualified professionals including engineers, building consultants, and/or fire safety experts. Taking a siloed approach to repairs can lead to suboptimal outcomes and wasted resources.
To further assist with this process, there are some key actions owners can take when selecting a contractor to ensure that they have the right expert for the right job. Research the following:
• Business structure – ABN, ACN, directors, years in business
• Licencing and Qualifications in the State or Territory (existing disciplinary action)
• Current Insurances (Liability, Professional Indemnity etc)
• Experience and references in similar projects
• Capability’s and staff
• Locality to project
• Current commitments
• Financial stability
• 3 x Tenders required minimum
• No conflicts of interest (no association to Owners Corporation/Body Corporate/Strata Manager)
Note: In NSW, the Design Building & Practitioners Act 2020 requires the engagement of both Design Practitioners and Building Practitioners for certain types of works/remedial repairs.
Edwina Feilen | Sedgwick edwina.feilen@au.sedgwick.com
Download your Checklist for engaging contractors and suppliers HERE
BUILDING CONSULTANCY
•Defect reports and forensic engineering
•Scope of works
• Dilapidation and risk surveys
• Dispute mediation and expert witness
•Contractor procurement and cost validation
• Construction management •Capital works funds/maintenance plans
•
RE PAIR
SOLUTIONS
• Emergency make safe
• Fire water damage restoration
• Leak detection
• Contamination response
• Building repairs
• Cost validation services
• Technology driven solutions (incl. AI)
The impact of rectification works on your strata insurance premium
After building rectification works have been completed, should our strata insurance premium be reduced?
The impact of rectification works on your strata insurance premium depends on the specifics of each case.
Whether your strata insurance premium should be reduced following building rectification works is a nuanced matter, influenced by the nature and purpose of the rectification itself. Here’s how different scenarios could affect your insurance premium:
• Rectification Related to a Previous Claim: If the rectification works were undertaken in response to a claim, it’s important to recognise that your claims history, a significant factor insurers consider when determining premiums, will be affected. This could potentially lead to a premium increase due to a history of claims, reflecting a perceived higher risk. Insurers rate on a three to five year claims history so it is possible the claim can have an impact for this period of time after the initial claim lodgement.
• Rectification of Building Defects:
When rectification works address specific building defects, there’s a theoretical basis for expecting a reduction in premiums. The rationale is that fixing defects should lower the risk of future claims, thereby justifying lower premiums. However, insurers may be cautious, especially with rectification works related to significant issues like major leaks. Insurers might prefer to keep premiums or excess levels unchanged for a period (typically a year) following the rectification. This approach allows them to assess whether the rectification effectively mitigates the risk of future claims, considering that subsequent claims are not uncommon after major repairs, especially if the initial issue is not fully resolved.
Given these considerations, the impact of rectification works on your strata insurance premium is highly individualised, depending on the specifics of each case.
If an insurance broker represents your strata scheme, their role becomes crucial in navigating these complexities. A competent broker should not only advocate for the most favourable premium possible post-rectification but also explore alternative insurance providers. This proactive approach ensures that your strata scheme’s insurance coverage is appropriate and cost-effective, reflecting the reduced risk profile following successful rectification works.
Tyrone Shandiman | Strata Insurance Solutions tshandiman@iaa.net.au
Back to Basics
Embedded Networks
Embedded Networks are now commonplace within the Strata Sector, with over 450 strata schemes currently operating as embedded networks in Western Australia. With a focus on electrification, increased interest in renewables, a need for EV charging and the upcoming Embedded Network Code of Practice; we thought a quick recap on the basics of Embedded Networks was timely.
Embedded networks – What are they?
In simple terms, an embedded electricity network is a private distribution system within a strata scheme or a lot that is connected to the main electricity network (your Western Power Master Meter). The embedded network is used to carry out distribution, selling and/or generation of electricity. In some scenarios a strata scheme may choose not to make a profit on the electricity and instead pass through the lower electricity price. Regardless of how charges are made, the distribution system is still considered an embedded network.
The embedded network infrastructure is usually owned by an owner’s corporation, and they act as the embedded network seller. There are however scenarios whereby the infrastructure is owned by a 3rd party who charges lot owners for energy usage and fees for use of the infrastructure.
Get power of choice with an embedded network
An embedded network gives owners the power of choice around their electricity supply. If a strata isn’t currently operating as an embedded network have a watch of our Energy in Strata video for more on the options.
Embedded Networks in Strata | EnergyTec
Operating an Embedded Network
Data Acquisition
The strata has an embedded network so what should you do and how should you operate?
To get the most from an embedded network EnergyTec recommends undertaking some periodic and ad-hoc tasks. Regularly reading utility meters is an essential part of operating an embedded network. The accurate recording of usage ensures lot owners are correctly billed. For most of our strata clients we do this on a monthly or bi-monthly basis.
Utility accounting
Reconciliation of usage to the utility account is good practice to ensure that all costs are being recovered. A large unmetered balance suggests there could be usage that is not accounted for and therefore isn’t always being recovered.
Meter network documentation
Accurate and up to date documentation of the embedded network is useful for assisting with allocation of usage, fault finding and, into the future, will be particularly helpful for providing meter information to lot owners if requested as part of the Embedded Network Code of Practice obligations.
Utility Procurement
A benefit of operating as an embedded network is the ability to purchase energy at a lower cost. Taking the time to find the best deal and reviewing that periodically when it ends can provide the strata with cost savings.
Network Maintenance
Ensuring infrastructure is operating and functioning as expected is important. Meters that are faulty or incorrectly programmed may not provide accurate information for billing purposes. When the Code of Practice comes into effect, Lot owners will be able to request testing of their meter. If a fault is found it is the responsibility of the embedded network seller to ensure this is fixed.
Future proofing
Renewables and EV charging are at the forefront right now. Provisioning for these assets and looking at if or how the existing network can accommodate these is a key step for futureproofing the longevity of the embedded network.
Whether you have an embedded network or are considering one! EnergyTec can assist with:
Embedded network conversion feasibilities
Project planning
Project design & implementation
Update of meter infrastructure
Assist with funding solutions
Undertake data acquisition
Support with utility accounting and reconciliation
Get in contact today!
Q Council of owners deadlock: Can members be excluded?
Schedule 1 Governance by-law 8 (1) requires that at a meeting of council, all matters must be determined by a simple majority vote. On a council of four, a majority vote would be 3. A tied vote does not pass.
Two related parties on our four member council consistently block necessary works by creating tied votes. Can the other two members exclude them from decision making?
Our Western Australian strata complex has a four-member council of owners (CoO) where two members are related. This related pair consistently blocks necessary works by using their voting power to create ties.
To overcome this, the other two CoO members have started working directly with the strata manager, excluding the related pair. This approach is more efficient for completing maintenance and other tasks. The related pair claims this is illegal. Is it against the Strata Titles Act 1985 to exclude CoO members from decision-making processes? When there is a tied vote, how are decisions made?
A
In the future, an uneven number of members would assist decision making.
To obtain an answer to your questions that is specific to your scheme would require a review of the by-laws that apply to your strata company. The below answer is based on the Standard by-laws contained within the Strata Titles Act 1985 as of the 01 of May 2020.
Regarding the exclusion of any member of council from decisions, the only time I consider this to be acceptable would be at a meeting of council to which all members have agreed to the date, time and agenda or one member has given at least 7 days’ notice of the date, time and agenda to all other members and at which a quorum is present. In this instance, the exclusion of any member not in attendance on decisions on the agenda would be acceptable.
Further consideration should be given to section 137(2) which states:
1. A person to whom this section applies —
a. must at all times act honestly, with loyalty and in good faith in the performance of functions as a member of the council or an officer of the strata company; and
b. must at all times exercise the degree of care and diligence in the performance of those functions that a reasonable person in the person’s position and the circumstances of the strata company would reasonably be expected to exercise; and
c. must not make improper use of the person’s position —
i. to gain, directly or indirectly, an advantage for the person or any other person; or
ii. to cause detriment to the strata company.
In circumstances where council fails to make decisions or becomes dysfunctional, it is always good to remember that a general meeting of the strata company has the power to instruct council. In this circumstance, I encourage calling a general meeting of the strata company to decide on any unresolved matters and, if necessary, re-elect the council. An uneven number of members would assist in decision making going forward.
Luke Downie | Realmark ldownie@realmark.com.au
WINNER. 2023 REIWA Strata Management Agency of the Year.
WINNER. 2023 SCA (Australasia) Strata Community Management Medium Business Award.
WINNER. 2022 REIWA Strata Management Agency of the Year.
WINNER 2022 CHU SCA (WA) Strata Community Management Medium Business Award.
WINNER 2022 CHU SCA (WA) Support Team Member Award.
Whilst weʼre absolutely delighted to win awards, we judge ourselves only on our strata ownersʼ satisfaction. Our clear commitment to managing strata properties goes beyond the everyday practicalities and compliance of property management. It is to work with the community of strata owners and advise them on how to achieve the best of outcomes.
To learn more on how Realmark can help create a better result for strata owners, simply get in contact with Luke Downie Head of Realmark Strata Management on 0479 095 889 or 9328 0909.
New committee, new goalswhat about the 10 year plan?
If the committee adopts a 10year plan and programmed maintenance, what happens if, in the future, a new committee decides on a different set of goals? Do we start over again?
There is always going to be change.
Craig Welsh:
I split the terminology. I call a 10-year plan a forecast, and annual committee decisions are the budgets. If you have expenditures like renovations planned for the next few years, and then the plumbing blocks and other unexpected maintenance items pop up, there go the upgrades. Things change and the forecast changes.
When you sit down to look at your forecast every year, you set your budget. If the two don’t align, it’s probably time to update your forecast. While they align, life is good. Your levies are still going to work, your general plans are still going to work, and you can agree and set that budget. If they don’t align, it’s time to consider your costs. You need to be able to look into the future and say, “Yes, we’re going to have the money when we need it.”
Marcus Munstermann:
There is always going to be change. Let’s look at the decision for something like retrofitting EV chargers. If the decision has been made to allocate funds, it’s budgeted in the first instance and then the next committee comes along and says they don’t want to do that, those things are in flux anyway.
While the budget says that we’re putting aside twenty thousand dollars to spend on EV charging, you still have to have a discussion, motions, quotes, all of those things come into play. That will end up driving the outcome.
QIA Group info@qiagroup.com.au
Can the CoO install a CCTV camera over the swimming pool?
After instances of unruly behaviour and numerous by-law breaches, the CoO wishes to install a CCTV camera over the swimming pool. What restrictions apply to the installation?
I am on our apartment building’s council of owners (CoO). The development has 54 apartments. The CoO wishes to install a CCTV camera over the swimming pool.
We have had unruly behaviour in the pool with numerous by-law breaches
• Can we Install a camera in the pool area? and
• What restrictions (if any) would apply to the installation?
If a scheme has experienced unruly behaviour in the pool area, it is reasonable for the council of owners to consider installing CCTV cameras.
The council of owners is delegated the responsibility of managing common property for the benefit of all owners. If a scheme has experienced unruly behaviour in the pool area and numerous breach notices have not resolved the issue, it would be reasonable for the council of owners to consider installing CCTV cameras around the pool area to assist in enforcing the scheme by-laws
However, before installing CCTV, a strata scheme should consider the following:
Legal and Privacy Compliance:
• Ensure you fully understand the local laws and regulations regarding surveillance and privacy.
• Understand the legal requirements for informing residents and visitors about the presence of CCTV cameras.
CCTV Policy Development:
• Draft a comprehensive CCTV policy outlining the following:
• The purpose of the CCTV installation.
• Who can access the footage, and for what purposes?
• Protocols for releasing footage to external parties (e.g., police, insurance companies, or courts).
• Data management procedures, including data storage duration and security measures.
• Review processes to ensure ongoing compliance with legal and privacy requirements.
Resident Consultation and Approval
• Engage with residents to discuss the proposed installation and address any concerns raised.
• Obtain necessary approvals from the strata community, ensuring transparency and consensus. This may include updating the scheme by-laws to accommodate CCTV installation.
Placement and Coverage:
• Determine the optimal placement of cameras to cover key areas without infringing on private spaces.
• Ensure cameras are positioned to maximise effectiveness while respecting residents’ privacy.
Cost and Maintenance:
• Evaluate the costs of purchasing, installing, and maintaining the CCTV system.
• Consider ongoing expenses such as data storage, software updates, and equipment repairs or replacements.
By carefully considering these factors, a strata scheme can ensure that the installation of CCTV cameras is effective, compliant, and respectful of residents’ privacy.
Courtney Butters-Kerr | B Strata operations@bstratawa.com.au
How does the strata company determine a council election via ballot based on unit entitlement?
AQThe Strata Title Act 1985 states that a council member’s vote can be done based on unit entitlements. When the nominated members exceed the seven member limit and the vote must be determined by ballot, are the ballot papers weighted?
The nominees who receive the highest number of votes (weighted by unit entitlement) up to the maximum allowable number will be elected to the council.
If the strata company is determining who is elected to council via ballot based on unit entitlement, the nominees who receive the highest number of votes (weighted by unit entitlement) up to the maximum allowable number (7 members in your case) will be elected to the council.
It’s important that the ballot process is conducted transparently and in accordance with the strata legislation and any applicable by-laws. This ensures fairness and accuracy in determining the election outcome.
Elected councillors also need to be aware that the council of the strata company are obligated to ensure they adhere to the general duties and conflict of interest disclosure requirements set out in Sections 91 and 137 of the Strata Titles Act 1985.
ESM Strata mchurstain@esmstrata.com.au
Disclosure and your strata insurance policy
When you buy insurance there are matters that may affect insurance, but unless you disclose it to the insurer, they will be unaware. As you have not clarified this matter with the insurer, you have no way of knowing that in the event of making a claim, your claim may be affected by the non-disclosure of this matter. Insurers may be able to refuse to pay a claim or part of a claim under an insurance policy if the policyholder has not complied with their duty of disclosure under certain circumstances, and then non-disclosure has prejudice the insurer. See below for a duty of disclosure statement.
MATTERS THAT MAY REQUIRE DISCLOSURE
An example of such a matters that relate to typical strata insurance disclosure matters include;
CLAIMS WHAT CLAIMS HAVE YOU MADE IN THE LAST 5 YEARS?
Commercial Tenancy
Construction of your building
Building condition reports
Defects that are known
Commercial tenants occupation is required to be disclosed with new business and every renewal as this can affect the risk.
Whilst commonly it might be concrete, brick, wood or other, building cladding is now very topical. The existence of any cladding of whatsoever nature should be disclosed as part of your building construction description. Non-compliant cladding is an issue for insurers, due to fire safety aspects.
Usually building reports will highlight potential maintenance issues.
> Mainly for older buildings an example is a wiring condition report that illustrates you have an issue with electrical wiring in the building.
> Roof report that states the roof timber beams have rotted.
> Concrete cancer on balconies
Any matter that highlights adverse matters about your build-ing could be considered a defect to be disclosed.
A Defect can arise in many ways, such as;
> Design – poor design can lead to issues
> Materials used – example is non-compliant cladding –the cladding used safely is okay, but not used correctly can cause major fire hazards. Other materials and products may actually be cheap and not perform well on the building
> Workmanship – poor building techniques and lack of experienced tradesman
> Serious lack of maintenance that leads to a defect
Structural Such as earth movement of movement of foundations, lead-ing to cracks in walls etc.
Disclosure around what the strata company is doing to proactively fix any known issues, such as the appointment of specialists, like engineers or specialist builders to determine the cause and what can be done to fix the matter. Scope of works and plan to attend repairs. This will have a positive effect on your insurance, by demonstrating to the insurer that the matter is not being ignored.
Disclosure and your strata insurance policy
TYPICAL DISCLOSURE QUESTIONS SHOWN ON APPLICATIONS INCLUDE:
1. Is the Strata Community aware of any building defects?
2. Has an insurer declined an application or refused to renew a policy for the Strata Community?
3. Has an insurer imposed special terms or conditions to the Strata Community insurance?
4. Has an insurer declined or refused any claims?
5. Attach the claims history to this quote (Up to 5 years)?
6. Any other questions that are asked, must be answered, whether they are an application or not, but must be in writing?
*Note not are all matters that relate to disclosure are asked as questions within an application.
YOUR DUTY OF DISCLOSURE
Before you enter into a contract of general insurance, you have a duty, under the Insurance Contracts Act 1984, to disclose every matter that you know or could be reasonably expected to know, is relevant to the underwriters’ decision whether to accept the risk of insurance and if so, on what terms. You have the same duty to disclose those matters before you renew, extend, vary or reinstate a contract of general insurance.
Your duty, however, does not require disclosure of a matter
> that diminishes the risk to be undertaken;
> that is of common knowledge;
> that the underwriters know or, in the ordinary course of business, ought to know;
> as to which compliance with your duty is waived by the underwriters.
NON-DISCLOSURE
If you fail to comply with your duty of disclosure, the underwriters may be entitled to reduce their liability under the contract in respect of a claim or may cancel the contract. If your non-disclosure was fraudulent, the underwriters may also have the option of avoiding the contract from its beginning.
N.B. The disclosure required is especially important in matters relating to the physical risk, past claims, declined cover at renewal leading to a cancelled policy, the imposition of increased premiums and application of higher excesses etc. and any matters that might affect the acceptance of the risk such as insolvency or criminal convictions.
General Disclosure; The information provided by Lync Insurance Brokers in this article is for general purposes only, and it is not a substitute for professional or legal advice. You should always consider the PDS/Policy wording before making a decision.
Coverage may differ based on specific clauses in individual policies. Refer to the FSG on our website or by requesting a copy of our services and remuneration details. Lync Insurance Brokers is an Authorised Representative (AR 001306015) of PSC Connect Pty Ltd ABN 23 141 574 914 (AFS No. 344648).
GET IN TOUCH
P 1300 127 503
E info@lyncinsure.com.au claims@lyncinsure.com.au 1/905 Hay St, Perth WA 6000 lyncinsure.com.au
The Role of Education and Training in Promoting Strata Governance
Education is crucial for any strata company’s success. Given the diverse backgrounds and experiences of strata owners, establishing a shared understanding of strata-related matters is essential. This foundation leads to better processes and policies, promoting harmony within the community. Professional strata managers, like those at ESM Strata, must maintain specified education levels and have a thorough understanding of the Strata Titles Act (STA). Their role is vital in helping owners make informed decisions, ensuring consistency in governance, and enhancing property value.
THE SHIFTING DYNAMICS
While strata companies have always been self-regulated, recent legislative changes and the growing complexity of strata management have made effective communication and education even more critical. Strata managers now serve as educators and facilitators, guiding owners and council members in understanding their rights and responsibilities. This shift fosters a more collaborative approach, with managers providing essential knowledge and tools for informed decision-making and effective governance.
RESPONSIBILITIES OF STRATA OWNERS
Many strata owners have full-time jobs, limiting their time and resources to fully engage with the complexities of the STA and scheme bylaws. Therefore, strata management companies must offer accessible and comprehensive education. ESM Strata prioritises continuous learning and proactive engagement, ensuring owners are well-informed to make crucial decisions that impact governance and property value. This support is key to maintaining a well-managed and harmonious community.
HOW ESM STRATA HAS BEEN SUPPORTING OWNERS WITH EDUCATION AND SELF-GOVERNANCE
KNOWLEDGEBASE
ESM Strata anticipated the increasing complexity of strata living and the busy lives of residents, recognizing the need for accessible information. Knowledgebase was created as a comprehensive resource platform for strata owners, council members, and tenants. It provides vital information necessary for effectively managing their responsibilities. Knowledgebase covers a wide range of topics, from basic compliance requirements to advanced governance strategies, equipping all participants with the knowledge they need to make informed decisions. This tool empowers owners by offering self-service options, allowing them to independently access important information, understand their obligations, and participate actively in governance. ESM Strata is committed to continually updating and expanding Knowledgebase to ensure it remains relevant and comprehensive for all users.
FEEDBACK LOOPS
ESM Strata has established feedback loops to enhance communication and ensure all stakeholders are well-informed. Strata managers guide council members and owners to the Knowledgebase and other educational resources, promoting continuous learning. This approach empowers owners and improves the overall efficiency of strata management. Regular surveys and check-ins offer valuable insights, helping ESM Strata adapt its strategies to support both staff and clients better.
FORWARD THINKING AND INTERNAL TEAM CULTURE
At ESM Strata, creating a positive team culture is seen as essential to providing high-quality service to clients. The company places a strong emphasis on understanding and meeting the needs of its staff, recognizing that a satisfied and well-supported team leads to better service delivery. Regular cultural catch-ups and team-building events are organized to foster a sense of community and collaboration among employees. Moreover, ESM Strata offers innovative training programs that go beyond the STA, allowing staff to explore various interests and develop new skills. Purposeful internal teams are established, enabling employees to pursue their passions and contribute meaningfully to the company's growth.
These approaches not only benefit the company internally but also extend to the broader strata community, fostering a culture of proactive governance and continuous improvement.
Making Choices in Strata Dispute Resolution
August 2024
Our team recently compared two strata disputes it had handled in the State Administrative Tribunal. This exercise highlighted some key points that may be of interest to anyone living in a strata scheme who is experiencing the beginnings of a dispute. Both had similar fact situations, and both emerged with contrasting outcomes.
Similar situations
There were key similarities between the two situations:
• A lot owner had attracted the disapproval of the council of owners of their strata scheme.
• The lot owner had built or grown a structure on exclusive use common property.
• The council of owners considered that the lot owner had not complied with the applicable by-laws.
• There was a great deal of animosity between the lot owner and the leading persons in the council of owners.
• Both strata companies had repeatedly tried to solve the dispute in direct communications and general meetings, to no avail.
The two different pathways
The two strata companies began proceedings in the State Administrative Tribunal (SAT) against the opposing lot owner.
One case was resolved with orders made after a one-week hearing. The other was resolved by an agreement in a mediation conference facilitated by the SAT.
Each case was ‘resolved’ yet the path to resolution for each case had their own characteristics.
Lot owners and councils might want to consider some of these characteristics when thinking about their own emerging dispute.
Comparing the hearing and the mediation process
The following is a comparison between the characteristics of the case that resolved through the one-week hearing and the case that resolved through the mediation conference:
Final event duration:
Hearing: five days
Mediation: one day
Witnesses:
Hearing: six witnesses (including two experts)
Mediation: none
Representation:
Hearing: two lawyers engaged (advocate plus instructing solicitor) by each side
Mediation: one side assisted by a lawyer, the other side was not
Formal Documents (in addition to initiating papers):
Hearing: statements of witnesses, formal statement of facts, issues and contentions, written submissions
Mediation: mediation statement
Time to complete:
Hearing: 14 months from initiation to hearing
Mediation: 6 months from initiation to mediation
Costs (estimated):
Hearing: $120,000 for respondent and $240,000 for applicant
Mediation: approximately $30,000 for one party and NIL for the unrepresented party
Effective control:
Hearing: by the presiding tribunal member
Mediation: by the lot owner and the council as moderated by mediator
Outcome:
Hearing: the SAT made orders in favour of the strata company (who was the winner) against the lot owner (who ended up being the loser).
Mediation: the parties agreed on a set of orders they then asked the SAT to make.
You can see that there are benefits and disadvantages for both methods of resolving a strata dispute via the intervention of the SAT.
‘Research shows that mediation comes out as a valuable alternative strategy to litigation as a mode of dispute resolution.’
Reasons for going to a hearing
Sometimes one or both sides form the belief that a hearing is the only way forward and there must be a winner and a loser.
A council may want or need to be uncompromising for various reasons, such as:
• The matter may be dictated by hard considerations such as insurance or liability.
• The issues address potential breaches of work and safety legislation or non-compliance with some other written law.
• The council is facing a lot owner who has motives that are malicious or vexatious.
• The council is facing a lot owner who is causing unacceptable levels of disruption to the strata scheme.
• There are uncompromising personalities involved.
Reasons for going to mediation
There are various reasons for choosing to go to mediation. They can include:
• Neither the council nor the relevant lot owner feel they can afford the cost of proceeding to hearing.
• One or both parties do not want to take the risk of losing. Mediation is then an opportunity to save face.
• The council or the lot owner may have enough selfawareness or sense of proportion to open their minds to the possibility of compromise.
• One or both parties (or their advisers) are creative, patient, wise or compassionate enough to be able and prepared to propose solutions that meet the needs of both sides.
In research done by academics, including in places like Harvard University in the USA, mediation comes out as a valuable alternative strategy to litigation as a mode of dispute resolution.
Being clear on what is driving the decision
What drives conflict is often not the potential legal and technical arguments that are available.
Conflict is typically driven by the people involved - their emotions, prejudices, values and beliefs.
It is worth examining what is giving rise to the conflict when making the decision as to how to resolve a dispute.
Becoming clear on this can help with deciding which strategy to use.
Summary
The processes of the SAT allow for an adversarial style of resolution by hearing, but also the collaborative style of mediation.
Work out honestly and genuinely what it is that you think you want to achieve by approaching the SAT. That will help you decide which style will work for your strata dispute problem.
For advice on strata matters, please contact:
Anthony Quahe Managing Principal
T 9200 4900 E aquahe@civiclegal.com.au
Disclaimer: This article contains references to and general summaries of the relevant law and does not constitute legal advice. The law may change and circumstances may differ from reader to reader. Therefore, you should seek legal advice for your specific circumstances. The law referred to in this publication is understood by Civic Legal as of publication date.
Can our chair send a tradesperson to our apartment without permission?
QCan our chair of the council of owners send a tradesperson to my tenanted apartment without permission? The chair called after the event to advise the tradesperson had attended.
A
Reasonable notice should have been provided if the work was not urgent or essential.
Section 95 of the Strata Titles Act 1985 has the provision for the strata company to enter a parcel:
95. Power of strata company to enter any part of parcel
1. A strata company may enter any part of the parcel for the purpose of —
a. carrying out work that the strata company is required or permitted to carry out under this Act; or
b. carrying out work that the strata company is required to carry out under an order of a court or tribunal; or
c. carrying out work that the strata company is required to carry out under a notice issued, or other order made, under any other written law;or
d. inspecting that part or any other part of the parcel; or
e. ascertaining whether scheme bylaws or this Act has been, or is being, complied with.
For access to your property, the Strata Titles Act 1985 notes ‘reasonable notice’. If notice was provided by the chair and it was reasonable, then access is legal. If the works conducted were urgent or an emergency, you could note that immediate attendance may have been reasonable if the tenant approved. If the work was not urgent or essential, reasonable notice should have been provided. The Residential Tenancies Act 1987 notes 72 hours’ notice for access required for any repairs. For property inspections, 7 to 14 days’ notice is required.
Jamie
Horner | Empire Estate Agents JHorner@empireestateagents.com
Can my partner attend strata meetings with me?
AQMy partner lives in my apartment with me. Can my partner attend the AGM and other strata meetings if we attend together? While I know they cannot vote or speak at the meetings, I would like them to attend.
Members of the public are not normally admitted to private meetings, but if they are permitted to be present, it is as spectators.
General and committee meetings are closed meetings. The general rule is that only invited persons can attend and participate in general and committee meetings of the strata company. That is, registered owners of the strata scheme or first mortgagees who are first entitled in priority and have given written notice of the mortgage to the strata company for the scheme – Section 3 of the Strata Titles Act 1985 as amended.
Annual and Extraordinary General Meetings and committee meetings of a strata company would be considered “Private” (Refer Horsley’s Meetings – Procedure, Law and Practice).
A private meeting is one to which admission is restricted. Admission is limited to persons entitled to attend, either by right of membership of the body concerned, by individual invitation, or both. Members of the public are not normally admitted to private meetings, but if they are permitted to be present, it is as spectators. They are not allowed to participate in any way in the transaction of business. Indeed, the attendance at and participation in a private meeting by persons who have no right to be present may render the meeting invalid.
Based on the information above, the partner can only attend the meeting if invited by the strata company. They are NOT a member of the strata company concerned, so they cannot attend due to the right of membership.
Our opinion is that the partner’s attendance could be allowed as a spectator/observer with leave of the meeting. Any so attendance should be recorded in the minutes of those meetings.
This is not constituted legal advice; we recommend that legal advice be sought should the above response not be applicable in the circumstances.
Marietta Metzger | magixstrata marietta@magixstrata.com.au
Is the owner responsible for the damage if an unauthorised e-bike causes a fire?
If a battery fire causes damage to common property or other lots from an authorised or unauthorised e-bike, e-scooter or e-skateboard, is the owner liable for the damage?
Whether it’s unauthorised or not or banned within a bylaw, it’s going to be covered under the policy unless there’s a specific exclusion.
I haven’t seen or encountered a specific exclusion in a policy related to e-scooters, e-bikes, or batteries. If there’s a claim, at this stage, it’s covered. It’s an unforeseen and fortuitous loss without any exclusions in the policy.
Whether it’s unauthorised or not or banned within a bylaw, it’s going to be covered under the policy unless there’s a specific exclusion.
Sean Callan | Sedgwick sean.Callan@sedgwick.com
What if we can’t get insurance?
What happens if a strata building cannot obtain insurance? Can residents live in an uninsured building? What are the strata company’s options? It is essential to understand that the legislation does not permit a building to be without insurance. It mandates obtaining alternative insurance.
The Strata Titles Act 1985 provides clear guidelines on the actions a strata corporation must take if they cannot insure a strata building.
Section 97 Required insurance
Section 97 (2) states:
“…if a strata company has taken all reasonably practicable steps available to it to obtain the required insurance but no insurer is willing to enter into a contract of insurance on reasonable terms that meets the requirements, the strata company must obtain whatever insurance it can obtain on reasonable terms that most closely meets the requirements.”
Section 97 (3) further states:
“The Tribunal may, on application by a strata company, exempt it from compliance with this section subject to conditions specified in the exemption.”
It is essential to understand that the legislation does not permit a building to be without insurance. It mandates obtaining alternative insurance. If the alternative insurance is cost prohibitive, this does not grant the strata corporation the right to forgo obtaining the alternative.
For buildings unable to secure insurance, I recommend the following steps:
1. Seek assistance for quotes: Obtain quotes from the direct market and multiple brokers to demonstrate that all reasonable steps have been taken to find an alternative.
2. Apply for an exemption: If insurance cannot be found, apply for an exemption with the Tribunal.
3. Evaluate alternate insurance proposals: If you are considering an alternate insurance proposal rather than not taking out insurance due to prohibitive costs, apply for an exemption rather than deciding to forgo the available alternative.
Buildings that cannot find insurance may be exposed to legal claims for failing to meet statutory obligations. It is crucial to seek appropriate advice from your strata manager, insurance adviser, and, if necessary, legal counsel.
Tyrone Shandiman | Strata Insurance Solutions tshandiman@iaa.net.au
READ MORE HERE
Why doesn’t
WA
Law require the vendor to disclose known liabilities?
Why isn’t the strata company required to provide details of the 10 year maintenance plan or disclose known liabilities during the purchase process?
Under the Strata Title Act 1985, when purchasing a strata property the strata company is required to provide two documents, Section 110(1) and (2). These documents provide a good overview of the strata company and indicate the finances. However, is there a requirement to disclose the 10 year maintenance plan?
We recently purchased a strata property. The Section 110 documents indicated some fundraising for the 10 year plan. We requested the 10 year plan from the strata manager and were told to ask the vendor. The vendor said to ask the strata manager.
The strata manager refused. When we settled and received the 10 year plan, it showed significant and costly maintenance was required. Additionally, we’re faced with significant costs associated with replacing an asbestos fence. Both the seller and strata management were aware of this before settlement.
Why doesn’t WA Law require the vendor to disclose known liabilities?
The Section 110 certificates are not designed to be used for due diligence!
Section 110 requires a strata management company to provide a certificate to the property seller so they can disclose very limited information about the apartment for sale.
Currently, the only information required under Section 110 relates to:
• levies due for the relevant lot/apartment (how much you pay),
• insurance for the building (basic compliance),
• information relating to the strata management contract (who to contact)
• and certain information about leases or exclusive use provisions (any specific rights).
Section 110 does not require disclosure of the financial accounts, meeting minutes, 10-year maintenance plan, defects reports or any other relevant documents held by the strata management company.
Why? We think it’s because the Section 110 certificates are not designed to be used for due diligence! They give the lawyer preparing the contract confirmation of a few core facts about the property for sale – and nothing more. In our view, it is impossible to gauge the status of the building from the limited information provided in this certificate.
However, there is a way to find more detailed information about the building, such as upcoming projects, financial position, 10-year maintenance plan, disputes, defects, annual reports, recent works, etc. You can arrange an inspection of the strata records under Section 107(1)(b) and Section 109 of the WA Strata legislation. There is a cost for this process.
We recommend anyone buying into a strata scheme arrange an inspection and receive a report covering a wide range of issues associated with the building or complex. Sellers can also arrange a strata report so that all potential buyers can benefit from this service more quickly and with less cost.
Michael Ferrier | EYEON Property Inspections
michael.ferrier@eyeon.com.au
Looking for a Trusted and Professional Strata Manager?
Requirements to disclose owner contact details
Section 105 – Roll to be kept by the Strata Company
Section 105 stresses the requirement of the strata company to “prepare and maintain a roll”, how the roll may be kept, and the details required to be collected.
Now we know that, in WA, the roll can be kept in paper or electronic form and the details recorded. I note, in particular for the benefit of this article, Subsection (4)(c) “the name and address for service of the owner of each lot”. This information is part of the strata company records.
There are many occasions when an owner may wish to contact all other owners. I will not discuss those occasions in this article.
In Western Australia, strata ownership is governed by the Strata Titles Act 1985 and other Acts and Regulations, which may be State or Federal.
Strata Title Act 1985 – by the numbers:
Section 104 – Records and correspondence
Section 104 comprehensively lists the records to be kept, including, but not limited to, minutes of meetings, books of account, resolutions, correspondence, the strata management contract, insurance contract, infrastructure contract, and so on.
What fees MAY be payable?
You would also need to refer to the Strata Titles (General) Regulations 2019
Reg 86 – Fees for applications under s. 107
Reg 86 lists the fees that may be charged for applications to search for information under a particular section of the Act.
Reg 87 – Inspection of material
Reg 87 specifies the conditions on how the records may be conducted.
Section 106 – Address for service if no roll maintained in 2, 3, 4 or 5-lot scheme.
Section 106 deals with the 2 to 5-lot schemes, where an exemption by-law may be registered that exempts the owners from having meetings, minutes, levies, and accounts.
Section 107 – Application by person with proper interest in information
Section 107 outlines who can request information about a strata scheme and what information they can access.
Section 108 – Contact information
Section 108 explains the requirement for strata companies to give out the names and addresses of a council member and an officer to anyone who asks for it. If a strata
company doesn’t provide this information within 14 days of being asked, they can be fined $3,000. This section ensures that people can easily contact the right people within a strata company if they need to.
Section 109 – Inspection of material
Section 109 details what can be searched. From this section, we can see that the roll kept under Section 105 is allowed to be searched.
What about the Commonwealth Privacy Act?
The Commonwealth Privacy Act does not prevent access to lot owner details. This law only applies to organisations that earn more than $3 million annually or handle personal information for commercial purposes. Most strata schemes do not meet these criteria. Therefore, using privacy as a reason to deny access to lot owner information is not justified under the Commonwealth Privacy Act.
We are talking about contact information –there may be some owners who do have a phone number, but it is silent, or they don’t want it disclosed.
I am unaware of any specific SAT cases about this, but the Act requires that all owners must be contactable. If they live overseas, they must have an email address where they can be contacted (Section 215 – 216).
Shane White | Strata Title Consult shane.white@stratatitleconsult.com.au
wa.strata.community
What to consider when purchasing a strata property.
Buying a property is an exciting time and represents a significant investment in your future. However, if you are buying a property in strata, there are some differences compared to buying a standalone home that you need to be aware of.
One of the key differences between standalone houses (non-strata titled) and strata titled properties (units, apartments, etc ) is something called “Positive Obligations ”
With non-strata titled properties, positive obligations are prohibited, meaning that purchasers and successive owners cannot be made to make ongoing payments.
In contrast, with strata properties, ownership includes not only a portion of a building or property (called a lot)
admin.wa@strata.community
but also a share of the common property.
This means all owners have certain rights and responsibilities, including positive obligations, which are mandated to repair and maintain common property This is done through raising levies from all owners annually
These positive obligations are transferable to future owners of the property, even if they were decided prior to them purchasing the property.
As a strata owner, you will become part of the strata company and will have certain responsibilities, including (but not limited to) voting at general meetings, having a say in the management of the property, and contributing financially to the management and maintenance of the scheme
Review the information
Purchasing a property is one of the biggest decisions most people will make
in their lives, and having all the information available to you to make that decision is incredibly important.
Encouragingly, new laws in WA new laws in WA now prescribe that specific information must be provided by the seller to potential purchasers to help you make an informed choice.
Each strata scheme is different, with unique layouts, rules, and by-laws specific to that scheme It is important to ensure that you thoroughly understand the restrictions and obligations associated with your property.
Ensure that you receive a copy of the minutes from the previous Annual General Meeting (AGM). This will provide you with a concise overview of the scheme and how it functions. Additionally, obtain a copy of the strata plan, scheme by-laws, and other relevant scheme documents for a clearer picture
It is best to physically inspect the property, including a comprehensive inspection of both your apartment and the common areas, looking for signs of any potential issues.
Assess the financial health of the scheme Assessing the financial health of the scheme is a critical step in the purchasing process.
As a prospective owner, you have the right to review the strata company’s financial statements and documentation
Key things to look for and evaluate include the estimated contributions (estimated expenditure you as a purchaser may have to pay in the next 12 months in the form of a strata levy), the most recent statement of accounts, and any outstanding debts.
Seek professional advice
While you should conduct your own research and inspections, you may feel
that you lack the expertise to fully understand the implications of purchasing a specific property. That’s where professional advice comes in.
There are many fantastic service providers like strata lawyers, strata consultants, and building inspectors that you can engage to assist and protect you throughout the purchasing process
Consider if community living is the right fit for you
The growth of residency in strata communities has expanded dramatically over the past decade as more Western Australians seek to experience the multitude of benefits that strata living offers.
Strata living involves being an active participant in a community, so it is important to consider whether or not community living as a whole is the right fit for you If possible, engaging with current residents can provide you with valuable insights into the living experience of a given scheme
Purchasing a property in strata opens the door to a vibrant and rewarding community living experience. However, choosing to purchase and live in strata requires careful consideration and the appropriate level of due diligence to ensure that you and your investment are protected
Date: 14 November 2024
Location: Optus Stadium
Cost: $50 - $75
wa.strata.community/wa-owner-conference
Join us for the CHU SCA (WA) 2024 Owner Conference, where we have curated a selection of topics specifically relevant to strata owners Join us on Thursday 14 November 2024, to explore and elevate excellence in strata living for those who live and own in strata.
This conference is designed to provide valuable insights, practical advice, and innovative solutions to enhance your strata experience Our expert speakers will cover a range of subjects, including best practices in strata management, technology for strata companies to use, and tips for fostering a harmonious living environment.
Featuring a full program of expert speakers, including a keynote speaker, a trade show exhibition, and extensive opportunities for networking, this conference will leave attendees inspired to make individual changes, elevating their strata living experience
Network with fellow strata owners, listen to panels, and participate in discussions that address the most pressing issues in strata living today. Whether you're new to strata or an experienced owner, this conference offers something for everyone.
Further information is available on the SCA (WA) website
Don't miss this opportunity to elevate your knowledge and connect with the strata community in Western Australia.
learn more
VISIT OUR WEBSITE HERE.
Thursday 14 November 2024 8:30am - 12:30pm Optus
Price: $50 - $75
EDUCATION & TRAINING
LookUpStrata
Australia’s #1 Strata Title Information Site.
W: https://www.lookupstrata.com.au/ E: administration@lookupstrata.com.au
Strata Community Association
P: (08) 9381 7084
W: https://www.wa.strata.community/ E: admin.wa@strata.community
Owners Corporation Network
The Independent Voice of Strata Owners
W: https://ocn.org.au/ E: enquiries@ocn.org.au
Your Strata Property
Demystifying the legal complexities of apartments
W: https://www.yourstrataproperty.com.au/ E: amanda@yourstrataproperty.com.au
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
SOFTWARE
MiMOR
Connecting People – Creating Communities
P: 1300 064 667
W: https://www.mimor.com.au/ E: info@mimor.com.au
Stratabox
Building Confidence
P: 1300 651 506
W: https://stratabox.com.au/ E: contact@stratabox.com.au
Town Square
Productivity and Communications Platform for SM’s.
W: https://townsquare.au/ E: hello@townsquare.au
StrataMax
Streamlining strata
P: 1800 656 368
W: https://www.stratamax.com/ E: info@stratamax.com
MYBOS
Building Management - Residential & FM Schemes
P: 1300 912 386
W: https://www.mybos.com/ E: sam@mybos.com.au
StrataVault
Connecting people, processes, and applications
P: 1300 082 858
W: https://thestratavault.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
Resvu
Customer Service Software for Strata
P: 08 7477 8991
W: https://resvu.io/ E: enquiries@resvu.com.au
onsite.fm
Building Management Software
P: 02 7227 8550
W: https://onsite.fm/ E: hello@onsite.fm
Stratafy
Only Complete Cloud Strata Software ecosystem P: 1300 414 155
W: https://stratafyconnect.com/ E: sales@stratafyconnect.com
eVotters
The online voting solution
P: 61 280 114 797
W: https://www.evotters.com/ E: support@evotters.com
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
Specialist Design Practitioners
P: 02 9131 8018
W: https://bcrc.com.au/
E: sydney@bcrc.com.au
Leary & Partners
Quantity surveying services since 1977
P: 1800 808 991
W: https://www.leary.com.au/ E: enquiries@leary.com.au
BIV Reports
Specialist in Strata Compliance Reports
P: 1300 55 18 30
W: https://www.biv.com.au/ E: biv@biv.com.au
Budget Vals
Built For Strata
P: 1300 148 150
W: https://www.budgetvals.com.au/ E: reports@budgetvals.com.au
Solutions in Engineering
Quality Reports On Time, Every Time!
P: 1300 136 036
W: http://www.solutionsinengineering.com/ E: enquiry@solutionsinengineering.com
Mabi Services
Asbestos, Safety & Building Consultants
P: 1300 762 295
W: https://www.mabi.com.au/
E: info@mabi.com.au
HFM Asset Management Pty Ltd
Leaders in Building Efficiency
P: 0407 734 260
W: https://www.hfmassets.com.au/ E: david.chokolich@hfmassets.com.au
Quality Building Management
Keeping your buildings legally compliant and safe
P: 1300 880 466
W: https://qbm.com.au/ E: sales@qbm.com.au
Independent Inspections
Sinking Fund Forecast, Insurance Valuations, OHS
P: 1300 857 149
W: https://www.iigi.com.au/ E: admin@iigi.com.au
Leo & Associates Consulting Engineers
Enhancing Structures, Empowering Futures
P: 0452 205 727
W: https://laconsulting.com.au/ E: Leo@laconsulting.com.au
FACILITY MANAGEMENT
LUNA
Building and Facilities Manager
P: 1800 00 LUNA (5862)
W: https://www.luna.management/ E: info@luna.management
RFM Facility Management Pty Ltd
Strata and Specialist Cleaners
P: 1300 402 524
W: https://www.rfmfacilitymanagement.com.au/ E: nathan@rfmfacilitymanagement.com.au
Armstrong Shine
Window Cleaning Specialists
P: 0429 948 070
W: https://www.armstrongshine.com.au
E: info@armstrongshine.com.au
Clear Edge Frameless Glass
Energy Efficient Balconies for Elevated Living
W: https://www.clearedgeglass.com.au/ E: sales@clearedgeglass.com.au
INSURANCE
Strata Insurance Solutions
Advice You Can Trust
P: 1300 554 165
W: https://www.stratainsurancesolutions.com.au/
E: info@stratainsurancesolutions.com.au
Lync Insurance Brokers
The Lync to Safer Strata
P: 1300 127 503
W: http://www.lyncinsure.com.au/ E: info@lyncinsure.com.au
Whitbread Insurance Brokers
Empower Your Vision
P: 1300 424 627
W: https://www.whitbread.com.au/ E: info@whitbread.com.au
CHU Underwriting Agencies Pty Ltd
Specialist Strata Insurance Underwriting Agency
W: https://www.chu.com.au/ E: info@chu.com.au
Strata Community Insurance
Protection for your strata property. And you.
P: 1300 724 678
W: https://www.stratacommunityinsure.com.au
E: myenquiry@scinsure.com.au
Flex Insurance
Your Cover Your Choice
P: 1300 201 021
W: https://www.flexinsurance.com.au/
E: info@flexinsurance.com.au
Driscoll Strata Consulting
Knowledge | Experience | Service
P: 0402 342 034
W: https://driscollstrataconsulting.com.au/ E: enquiries@driscollstrataconsulting.com.au
CRM Brokers
The smart insurance choice
P: 1300 880 494
W: https://www.crmbrokers.com.au/ E: crmstrata@crmbrokers.com.au
Body Corporate Brokers
United, Protecting Communities
W: https://bcb.com.au/ E: sarah.johnson@bcb.com.au
STRATA LAWYERS
Civic Legal
Bringing Clarity to Complexity
W: http://www.civiclegal.com.au/ E: admin@civiclegal.com.au
Bugden Allen Graham Lawyers
Australia’s leading strata law experts
P: 08 9254 6304
W: https://bagl.com.au/ E: info@bagl.com.au
Moray & Agnew Lawyers
Legal strategies and solutions for our clients
P: 03 9600 0877
W: https://www.moray.com.au
E: melbourne@moray.com.au
Grace Lawyers
Know. Act. Resolve.
W: https://gracelawyers.com.au/
E: enquiries@gracelawyers.com.au
STRATA LOAN PROFESSIONALS
Lannock Strata Finance
Simplifying strata funding
P: 1300 851 585
W: https://lannock.com.au/
E: strata@lannock.com.au
StrataLoans
The Experts in Strata Finance
P: 1300 785 045
W: https://www.strata-loans.com/ E: info@strata-loans.com
Austrata Finance
Use Your Own Money or Borrowed Money: Your Choice
P: 1300 936 560
W: https://austratafinance.com.au/ E: info@austratafinance.com.au
STRATA MANAGEMENT
B Strata
Best People. Best Systems. Best Practices. P: 08 9382 7700
W: https://www.bstratawa.com.au/ E: admin@bstratawa.com.au
Realmark Strata
Creating better results for strata.
P: 08 9328 0909
W: https://www.realmark.com.au/strata-management E: strata@realmark.com.au
Chambers Franklyn Strata Management
Providing professional Strata Management services
P: 08 9440 6222
W: https://chambersfranklyn.com.au/ E: strata@chambersfranklyn.com.au
Empire Estate Agents
Everyday Heroes...Going Beyond
P: 08 9262 0400
W: https://www.empireestateagents.com/ E: jhorner@empireestateagents.com
ESM Strata
WA’s Largest Dedicated Strata Management Company
P: 08 9362 1166
W: https://esmstrata.com.au/ E: support@esmstrata.com.au
Oakfield
Experts in Strata
P: 08 6355 5225
W: https://oakfield.com.au/ E: admin@oakfield.com.au
Abode Strata Management
For People in WA Who Value their Property Investment
P: 08 9368 2221
W: https://www.abodestrata.com/ E: jordan@abodestrata.com.au
magixstrata
We listen!
P: 08 6559 7498
W: https://www.magixstrata.com.au/ E: info@magixstrata.com.au
Strata Links
Simplify Your Complex
P: 08 6383 9913
W: https://stratalinks.com.au/home-page/ E: info@stratalinks.com.au
Emerson Raine
Supporting you in strata
P: 08 9227 6274
W: https://www.emersonraine.com.au/ E: hello@emersonraine.com.au
Southern Strata Services
Strata Management Services in Western Australia P: 08 9478 6881
W: https://www.southernstrataservices.com.au/ E: admin@southernstrataservices.com.au
Strata Property WA
We believe that our best asset, is yours
P: 08 9370 5339
W: https://stratapropertywa.com.au/ E: office@stratapropertywa.com.au
SVN | Strata Management
Global Strength - Local Presence
P: 08 9427 7955
W: https://svnstrata.com.au/ E: info@svnperth.com
Logiudice Property Group
Perth Strata Specialists! P: 08 9368 5888
W: https://www.lpg.com.au/ E: admin@lpg.com.au
Cambridge Management Services WA
Strata Management P: 0468 410 838
W: https://www.cambridgemswa.com.au/ E: nuala@cambridgemswa.com.au
Perth Strata Co.
For Better Strata Living | We get things done! P: 6388 1189
W: https://perthstrataco.com.au/ E: hello@perthstrataco.com.au
John Dethridge Strata Services
Fremantle Is Our Territory! P: 08 9335 5877
W: https://jdstrata.com.au/ E: info@jdstrata.com.au
PLUMBING
Tunnel Vision (WA) Pty Ltd
Blocked Drain and Nuflow Pipe Relining Specialists
P: 08 9417 1563
W: https://www.tunnelvision.com.au/ E: operations@tunnlevision.com.au
SUSTAINABILITY & ENERGY
Energy-Tec
Utility Insights. Empowering Property.
P: 08 9309 0000
W: https://energytec.com.au/ E: service@energy-tec.com.au
Embedded Network Arena
Independent Embedded Network Consulting Services
P: 1300 987 147
W: https://embeddednetworkarena.com.au/ E: info@embeddednetworkarena.com.au
The Green Guys Group
Australia’s Leading Energy Saving Partner
P: 1300 511 875
W: http://greenguys.com.au/ E: sean@greenguys.com.au
Arena Energy Consulting Pty Ltd
Independent Embedded Network Consulting Services
P: 1300 987 147
W: https://www.arenaenergyconsulting.com.au/ E: info@arenaenergyconsulting.com.au
Bright Connect
Experts in community energy technology. P: 1300 908 760
W: https://www.brightconnect.com.au/ E: connect@brightconnect.com.au
PARKING
Delineation Line Marking
Perth’s Line Marking Service
P: 0497 314 758
W: https://delineationlinemarking.com.au/ E: Geoff@delineationlinemarking.com
Calibre Painting
Exceptional commercial painting services. P: 0423 800 153
W: https://calibrepainting.com/ E: grant@calibrepainting.com
Higgins Coatings Pty Ltd
Specialist painters in the strata industry
W: https://www.higgins.com.au/ E: info@higgins.com.au
STRATA REPORTS
Rawlinsons
Calculated Confidence
P: 08 9424 5800
W: https://www.rawlinsonswa.com.au/ E: info@rawlinsonswa.com.au
EYEON Property Inspections
Buy and Sell with More Confidence
P: 1300 798 274
W: https://www.eyeon.com.au/ E: info@eyeon.com.au
DELIVERY & COLLECTION SERVICES
Groundfloor™
Australian parcel, mail, and refrigerated lockers
P: 03 9982 4462
W: https://groundfloordelivery.com/ E: ask@groundfloordelivery.com
Adelaide StrataVal
Strata & Community Insurance Valuations
P: 08 7111 2956
W: https://www.strataval.com.au/ E: valuations@strataval.com.au
Delphi Consultants & Valuers
Building Insurance Valuation Services
P: 07 3852 6021
W: https://www.delphiproperty.com.au/ E: info@delphiproperty.com.au
Ensure Group – Property Valuers
Insurance Valuation Experts
P: 03 9088 2032
W: https://www.ensuregroup.com.au/ E: valuations@ensuregroup.com.au
CLOTHESLINES
Lifestyle Clotheslines
Clothesline and washing line supplier & installer
P: 1300 798 779
W: https://www.lifestyleclotheslines.com.au/
E: admin@lifestyleclotheslines.com.au
DEFECT RESTORATION
Metrowest Service Pty Ltd
Single source solution for all maintenance needs
W: https://metrowest.com.au/ E: info@metrowest.com.au
TRADECOM GROUP
Innovative Commercial Building Projects
P: 1300 301 888
W: https://tradecomgroup.com/ E: Services@tradecomgroup.com
ELECTRICAL
Energy On Pty Ltd
P: 1300 323 263
W: https://www.energyon.com.au/
E: EnergyServices@EnergyOn.com.au
CONSULTING
Strata Solve
Untangling strata problems
P: 0419 805 898
W: https://stratasolve.com.au/ E: chris@stratasolve.com.au
Strata Title Consult PTY LTD
E: shane.white@stratatitleconsult.com.au
LIFTS & ELEVATORS
ABN Lift Consultants
A team of friendly, open minded professionals
P: 0468 659 100
W: https://www.abnlift.com/ E: andrew@abnlift.com
Innovative Lift Consulting Pty Ltd
Australia’s Vertical Transportation Consultants
P: 0417 784 245
W: https://www.ilcpl.com.au/ E: bfulcher@ilcpl.com.au
The Lift Consultancy
Trusted Specialised Advice
P: 07 5509 0100
W: https://theliftc.com/ E: sidb@theliftc.com
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
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
LookUpStrata’s Newsletters have a national audience of over 16,000 subscribers.
For the National Newsletter Media Kit