The WA Strata Magazine | December 2022

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The WA STRATA MAGAZINE

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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, and is currently in her third term on the SCA (WA) Education and Professional Development Committee now known as the Industry Understanding Committee.

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.

administration@lookupstrata.com.au

Liza Jovicic Sales and Content Manager

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Tackling a pergola that was erected without approval

ESM Strata Management 6

Lack of slope causing pooling on a balcony

James McIntosh, Sedgwick 8 Repairing damage during the insurance dispute resolution process

Tyrone Shandiman, Strata Insurance Solutions 10

Voting when a couple hold a third of the lots

Luke Downie, Realmark 12

On-charging additional inspection fees if the fire contractor can’t gain access to the lot

Marietta Metzger, magixstrata 14 Two simple things owners can do to make their AGM run more smoothly

Scott Bellerby, B Strata 16 Strata Titles (WA): Some reflections on the year in Strata

Civic Legal 18 Our new bylaws are not what we voted for!

Minal Kulkarni, Realmark 20 Does changing an exterior light to CCTV need approval?

Jamie Horner, Empire Estate Agents

Majority residential owners outnumber commercial lots

ESM Strata Management 24 Can we employ our own building manager?

Andrew Chambers

Chambers Franklyn Strata Management 26 Some tools to deal with bullying

Wal Dobrow, Reserve Fund Plans 28 Who is liable if owner’s unauthorised repairs fail

Tyrone Shandiman, Strata Insurance Solutions 30 Who investigates and repairs leaking pipes servicing only your lot?

Jamie Horner, Empire Estate Agents 32 Season’s greetings to strata communities across Western Australia from myself and SCA (WA) SCA (WA) 34 How do we raise a special levy?

Andrew Chambers

Chambers Franklyn Strata Management 36 Improving protections for electricity customers in embedded networks

Department of Mines, Industry Regulation and Safety 38 The WA LookUpStrata Directory

Thanks to our sponsors

Tackling a pergola that was erected without approval

A lot owner has installed a pergola on exclusive use common property without approval. The Council of Owners will not take action. As a lot owner, how to I incite action?

An owner in our strata complex has erected a pergola extension on the common property exclusive use area without receiving the written approval of the Strata Company even though our by-law mentions “… provided that no registered proprietor shall alter, modify, erect or carry out any improvements on the common property for exclusive use has been granted without first receiving the written approval of the Strata Company. Further, a registered proprietor shall not seek or apply to the WA Planning Commission, Local Authority, or any other statutory authority for a change of use of the exclusive use areas as marked on the plan, without first obtaining the written approval of the Strata Company.”

The owner, the Council of Owners and the other owners ignore this breach of a bylaw. What’s the best action to rectify this breach?

Alert your Council in writing that you wish to include a motion on notice at the next general meeting to address this matter.

Common property is owned jointly by all owners as tenants in common. To install items onto the common property, an owner must have the approval of the Strata Company. Please see Sections 135, 45 and 47 mentioned below:

Section 135 Functions and constitution of councils

1. The functions of a strata company, subject to this Act and to any restriction imposed or direction given by ordinary resolution, are to be performed by the council of the strata company.

2. The council of a strata company must be constituted and perform its functions in accordance with this Act and the scheme bylaws.

Section 45(2) Application of scheme bylaws

Each person to whom scheme bylaws apply must comply with the bylaws as if the bylaws were a deed.

Section 47(1) Enforcement of scheme bylaws

A strata company may –

a. give a written notice to a person alleged to have

contravened the scheme bylaws; or

b. apply to the Tribunal under this section for an order enforcing scheme bylaws.

In a recent decision of the State Administrative Tribunal, an owner was ordered to remove an item that was installed on common property; where there was no exclusive use bylaw for the specific item and no licence deed or easement for the item which was actually granted by the Council of the Strata Company.

The moral of the story is – start how you want to finish. If all owners don’t play by the same rules, (and those rules are not enforced), it can result in an array of unauthorised and potentially unsafe installations to common property.

Alert your Council in writing that you wish to include a motion on notice at the next general meeting to address this matter. If your elected Council refuses to take action, there is an avenue for individual owners to call an extraordinary general meeting, or make an application to SAT to have the matter heard, for failure to enforce the scheme bylaws.

ESM Strata Team | ESM Strata esm.support@esmstrata.com.au

Lack of slope causing pooling on a balcony

QCan a step down and membrane compensate for lack of slope causing pooling on a balcony?

AWhen you are addressing an issue in relation to a balcony, a sliding door or a cavity, we don’t recommend dealing with issues in isolation.

An adequate step down and membrane system will prevent water from going laterally into the sole occupancy unit.

However, if you’ve got substrate or fall (slope) issues in your actual balcony itself, that potentially creates its own issues, for example, a slip hazard. If you’ve got water that is never receding and pooling in an area, you’ve got a loss of amenity. You can’t go out onto the balcony in your socks in dry weather and traverse that area.

It also has the ability to promote efflorescence leaching out of the minerals that are contained in the bedding material and the grout joints. You’re going to have unsightly efflorescence coming around the grout joints in your tiles. If it’s left for an extended period of time, this

has the ability to break down the bond that exists between the adhesive of your tiles, your bedding material, and of course, your membrane as well. A bedding system is intended to drain and not remain saturated, if the substrate or surface of the floor is not adequately drained there is a high risk of degradation of the system.

The answer to the question is probably yes and no. It’s not ideal to retain a flooring system that features a lack of fall however if it isn’t resulting in a loss of amenity or water ingress below or beside, this is often not resolved by building owners out of cost vs necessity considerations. When you are addressing an issue in relation to a balcony, a sliding door or a cavity, we don’t recommend dealing with issues in isolation. Our recommendation is to deal with it all in a cohesive way and make sure everything is compatible and compliant.

James McIntosh | Sedgwick james.mcintosh@au.sedgwick.com

Repairing damage during the insurance dispute resolution process

Repairing during dispute resolution is something I would highly recommend if you have the means to do so.

Absolutely. Yes, you should. If the insurer has assessed and denied the claim, conducting repairs will not be prejudicial to your claim.

Repairing during dispute resolution is something I would highly recommend if you have the means to do so. The reason why this can be useful for you is if the insurance company is using expert witnesses and you engage a builder to do the repairs, they might find something that the expert witnesses have said which isn’t right or correct. Repairing damage with a qualified builder or tradesman

is a really good opportunity for you to get information about the insurers expert witness report and you may get that advice for free.

If you’re paying a builder to do a repair, they’re probably more than happy to put a few sentences together in an email as to whether they disagree with a certain report and why.

Also, carrying out repairs at that stage is going to help you in quantifying your loss. If you’ve got the final invoice, you can add that to your dispute submission.

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

QWhile waiting for dispute resolution on a claim, can you repair damaged areas?

Voting when a couple hold a third of the lots

Q AA lot owner couple in our strata own seven of the 21 units between them. When voting for positions on the Council of Owners, do they get seven votes? When the vote is based on unit entitlement, is the entitlement for each unit used in the vote?

The couple would be entitled to a vote for each lot they own excluding any of their lots that are not financial.

This couple would be entitled to a vote for each lot they own excluding any of their lots that are not financial unless the vote is on a unanimous resolution or resolution without dissent- Section 120. This is unless any first mortgagee decided to vote as their voting right would take precedence. This includes a vote for the election of council of owners.

If the number of nominees to the council equals the number of positions then no vote is required and the nominees are automatically elected.

If the number of nominees exceeds positions, then a ballot is held. The chairman must then

provide a blank form to each person entitled to vote for use as a ballot form. A correct ballot form must contain the names of candidates in which the person is voting for equal to the number of available positions for the council.

It is important to note that if the lots are in both their names, they must have a proxy in place appointing one of them to represent the lot at a general meeting, even if they are both in attendance.

Equally, if a demand has been made that the vote is counted by the number of unit entitlements, the couple’s unit entitlements for each lot under ownership that are entitled to vote would be taken into consideration section 122(2).

Luke Downie | Realmark ldownie@realmark.com.au

Trifecta!

Whilst we’re absolutely delighted to win awards, we judge ourselves only on our strata owners’ satisfaction.

To this end, 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.

Accordingly, and with our 30 years of local in-depth experience with both commercial and residential complexes, we’re also well sought-after by developers and owners for our insights into the future requirements of their project after the registration of their strata plans.

To learn more on how Realmark can help create a better result for strata owners, simply get in contact.

Luke Downie, Head of Realmark Strata Management on 0479 095 889 or 9328 0909. Realmark Strata 9328 0909 www.realmark.com.au/strata-management

On-charging additional inspection fees

If residents do not provide access on the annual fire inspection day, can the CoO on-charge fee’s for an additional contractor visit to the resident/owner?

Each apartment’s front door in our scheme is a fire-rated door. At the annual fire door testing, as building managers, we provide two weeks’ notice for all residents to make themselves available for the contractor.

If residents do not provide access on that day, the contractor charges additional fees to attend an additional inspection. Is the CoO able to on-charge this fee to the resident/owner?

Fire rated apartment doors which are under the Australian Standards to be tested annually must ALL be tested annually without exemption. Therefore, all apartment doors must be tested in order for the building to be compliant.

If, after residents have not provided access for this to be done and the fire service maintenance contractor has to come back, which incurs an additional charge, the additional charge is a strata expense in the first place.

We do not believe the Strata Company has the authority to impose a charge (eg a special levy) onto an owner/ resident without having an appropriate bylaw in place in order to on charge additional fees imposed due to repeated attendance by the contractor.

obstruct or hinder a person exercising a power under this section (Section 95 (2) and (3) of STA).

We do not believe the Strata Company has the authority to impose a charge onto an owner/resident without having an appropriate bylaw in place.

Please note that the Strata Company has the power under Section 95 to enter any part of the parcel for the purpose of inspecting that part or any other part of the parcel (Section 95 (1) (d)); further Sections 65 and 66 apply to entry to common property or a lot and a person must not

We do recommend that in those cases where access is required to each apartment for the Strata Company to comply with the fire safety regulations within a building, that also owners and agents in addition to the residents be notified in advance about the upcoming testing of the fire rated doors; emphasis must be made to advise the parties that if access is not being granted or if no alternative arrangements have been made with the contractor prior of the scheduled testing, additional costs will incur to the Strata Company to ensure compliance, and on top of that, the insurance for the building may be jeopardised in case of a fire.

Disclaimer, this is not constituted legal advice.

Marietta Metzger | magixstrata marietta@magixstrata.com.au

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if the fire contractor can’t gain access to the lot

Two simple things owners can do to make their AGM run more smoothly

QWhat are the two things a lot owner can do prior to their AGM to make the meeting run more smoothly.

AYour AGM only happens once a year.

The AGM is about setting an agenda for the management of your property, which is arguably your most valuable asset. What can you do to help it run smoothly?

The Agenda

As an owner, read the agenda before the AGM. We all like to have efficient and productive AGMs and we don’t like to have AGMs that

drag on for three or four hours. Long meetings can happen if owners haven’t read the agenda before attending.

Submit any questions three or four days before the meeting. That way, your strata manager and council is prepared and can maybe even answer the questions prior to the AGM so they don’t have to take up additional time during the meeting.

Your AGM happens once a year, so please just to take 10 minutes prior to the meeting, ideally, a couple of days before the meeting, and go through the agenda. It can save everyone a lot of time.

Proxy Forms

Have your proxy forms ready. The number of times I’ve had co-proprietors turn up and say ‘My wife/husband’s here, I don’t need to fill in a proxy form’ and I say, ‘Technically yes, you do. I’m asking both of you to fill the proxy form in, and can you please let me

know who’s going to be raising their hand to vote on the motions?’.

I don’t know how many times every year the same people have the same argument. It’d be great if owners could fill in that proxy form. They can tick enduring, so they don’t have to worry about it next year.

Scott Bellerby | B Strata scott.bellerby@bstratawa.com.au

READ MORE HERE

Strata Titles (WA): Some reflections on the year in Strata

December 2022

As 2022 draws to a close, I reflect on how lot owners can sometimes make assumptions that later give rise to unexpected situations. I hope you will find the reflections in this article based on actual case situations helpful in your life and for your responsibilities in a strata environment.

Making assumptions about the built form

One situation we were asked to consider was about a dispute over a driveway, which was very close to a lot owner’s unit.

There was an exclusive use area for that lot that had been created along the driveway (but had no visible markings on it). The dispute was about how people were driving their vehicles over that exclusive use area.

The other lot owners found it inconvenient to keep their vehicles away from the exclusive use area. This was because the mature bushes and trees on the other side of the driveway encroached on the driveway. This forced drivers to drive over the exclusive use area.

To try to get some clarity on the issue, the parties checked the strata plan closely. It was the first time they had done so in many years. They discovered that the driveway had been incorrectly laid. It was too close to the lot owner’s unit, thereby not allowing enough space for the exclusive use area.

The parties had assumed for years that the driveway had been laid correctly. In fact, it should have been laid further away from the lot (to enable proper marking out of the exclusive use area). However, the trees and bushes gave a different impression visually.

To rectify this issue, the bushes and trees would need to be removed to allow for the driveway to be dug up and realigned according to the strata plan.

The moral of the story here? Never assume that the boundary you see is the boundary in law.

Getting angry before getting the facts

In another situation, a lot owner started to have disputes over a particular boundary line with their neighbours, thus angering them. The lot owner thought they were entitled to more of the land along the boundary line. The neighbours forcefully disagreed.

Relations deteriorated to the point where the lot owner could only communicate with their neighbours by email.

In the end, and to ‘lay down the law’, the lot owner engaged a surveyor. The survey showed that they were right; they were entitled to more of the land, as they said.

However, the same survey showed that they themselves were encroaching on the neighbours’ lot a little further along the boundary. They were therefore also entitled to less of the land in that other section of the boundary than they had always believed.

The moral of this story? Get your facts right before you get angry at someone else’s wrong!

No free lunch

People sometimes make assumptions about what free benefits they might get from the structure of their strata complex.

One case we considered was where the strata owners thought that the strata company was responsible for repairing water damage to their balcony.

‘Never assume that the boundary you see is the boundary in law’

The reason they took that view was that the by-laws stated that the balcony was common property.

On examining the by-laws carefully, they confirmed that the balcony of their property was indeed common property.

However, the by-laws also contained provisions that gave them exclusive use - which carried a corresponding obligation to maintain it.

The exclusive use was no ‘free lunch’. They had to pay for the privilege!

Managing malice when managing common property

It may seem clear-cut to assume that a council of owners can and should enforce the by-laws of the strata company.

In at least one case we saw recently, the council of owners was led by someone with a domineering personality.

They had strong opinions and were not good at listening, which resulted in tense interactions with some lot owners.

One lot owner complained about someone’s laundry line not being in good repair and therefore in breach of a by-law.

After lodging the complaint, the complainant lot owner received a notice from the council of owners to clear their own balcony of clutter.

The lot owner interpreted the notice as being ‘a payback’ for their complaint.

There are at least three points to consider here. As the lot owner, be careful of jumping to the conclusion that the council is engaging in a personal attack on you, motivated by malice – just because you do not

like what it is asking you to do. They might just be doing what is correct.

Secondly, even if someone else is in breach of a bylaw, that does not excuse you if you are in breach of the same or another by-law.

Thirdly, if you are on the council of owners, you create risks for your council, if you or others on it begin to let a sense of power dominate the thinking when performing the role on the council of owners. We have seen many disputes arise mainly because the council appeared to act more heavy-handedly than they needed to, thus generating more disputes than they needed to have.

Image: Shutterstock/Francesco Scatena

Our new bylaws are not what we voted for!

At our AGM our registered bylaws were consolidated, voted on, and agreed to. When the consolidation took place, they were changed without a meeting and registered. Is this legal? The new bylaws are not what we voted for!

It is dependent on certain circumstances surrounding the consolidation process carried out.

The answer to your question is dependent on certain circumstances surrounding the consolidation process carried out. In short, the Act provides the steps required for a basic consolidation. This basic consolidation is not required under the Strata Titles Act 1985 to be voted on as it is a statutory requirement. Any changes additional to, or above and beyond this, would need to be taken to a general meeting to be voted on under the appropriate resolution (Resolution without dissent for Governance By-laws & Special Resolution for Conduct By-laws).

As part of the consolidation process the Strata Company must:

1. Determine if the existing by-laws sit in the right schedule (Governance or Conduct) based on the definitions for each now given by the ACT and where necessary relocate the by-law

2. Determine if the by-law is a valid by-law by applying Section 46 (Invalidity of By-laws). Any invalid by-laws are removed.

3. Application of the default by-laws (Governance and Conduct) as set out in the Act.

Applying the points outlined above can be done without the need to take the changes to a vote. If there are no further changes then the consolidated by-laws can be registered on the Strata Plan.

Many Strata Companies are finding the consolidation process to be the perfect time to review their by-law needs and in some cases taking the opportunity to update by-laws that reference sections of the ACT. With the extent to which the Strata Reforms proclaimed 1 May 2020 changed the Act it is common to find section of the Act that are referenced in scheme by-laws to be out of date. These changes would be required to be presented to a general meeting and the required resolution passed before they can be included in the lodgement of a consolidated set.

I should point out that a Strata Company that has no amendments to its by-laws and only uses the default by-laws under the Act is not required to go through the consolidation process.

Once a Strata Company has lodged a consolidated set of bylaws, or a scheme using the default by-laws makes any changes to their by-laws in the future, a consolidated set of bylaws will need to be lodged each time.

For more information on the consolidation process Landgate provides A Guide to consolidation of by-laws

Minal Kulkarni | Realmark mkulkarni@realmark.com.au

Does changing an exterior light to CCTV need approval?

An owner has changed an exterior light to a light + CCTV. Should they have requested permission for the change?

Our strata bylaw states that a proprietor of a lot shall not, without the written consent of the strata company, install any fixtures, fittings, erections, machinery or equipment upon any portion of the lot or the building. The bylaw gives examples of air con units, satellite dishes, outdoor shade structures.

A lot owner has changed an existing floodlight to a floodlight / CCTV combination using the same installation point/power. Does the lot owner needed written permission (retrospectively) or is this simply an update to an existing fixture? To ensure we are consistent with future owner’s requests for similar installations, do lot owners need permission to install items such as a CCTV at an existing light point?

If lot owners are changing an approved item with something that is different in look or function then the best practice would be to seek written consent again from the strata company.

If the Lot owner is replacing something ‘like for like’ that they already have approval for, then there is no need to seek further approval. If however, they are changing an approved item with something that is different in look or function then the best practice would be to seek written consent again from the strata company. The other by-law that needs consideration, in this case, is the appearance of the lot. If the change is not in keeping with the other lots or is different in appearance, then written consent should be obtained.

It is noted that the owner change the floodlight to a CCTV combination and hence written instruction should be requested for this as you need to ensure this level of added security does not breach residents’ privacy. WA also has a Surveillance Devices Act 1998 which regulates the use and installation but most importantly refers to the requirement of consent.

Jamie Horner | Empire Estate Agents JHorner@empireestateagents.com

Maintaining Common Property – What needs to be done?

The minute a property is completed each of the elements that make it up begin to wear out. As a building ages, the Owners will be called upon to maintain it. That maintenance will come at a cost and no matter what, the cost will be met by the Owners. The good news is, Owners do have the ability to manage and control their maintenance costs.

What makes up the Common Property?

Refer to your Strata Plan, walk around the Common Property and take note of the various common areas, capital items, services and facilities.

How to maintain the Common Property

Once identified, quantify the number or amount of the elements that make up your Common Property.

When to maintain the Common Property

Establish an approximate age or condition of the elements that make up the Common Property and determine a replacement or maintenance interval.

Are there any risks or consequences?

There are very real risks associated with maintaining the Common Property, or not maintaining it as the case may be. Owners, residents, or visitors can be hurt by a loose handrail, a crack in the path, a faulty safety switch. Painting becomes a lot more expensive the longer it is left, the consequence of which is higher levies.

Choices

Owners can assess the Common Property themselves or contract someone else to do it. Self-assessment can be daunting and very time consuming because you don’t know what to look for or have the tools and systems to record and document what you need in a meaningful, compliant way. Contracting the work out can result in lower risk and more meaningful documentation, but it is important that Owners remain engaged in the process.

Owner Engagement

When you engage a Contractor to inspect and report on your strata building, their inspection will incorporate all elements of the Common Property that are accessible and visible to them on the day of the inspection. The qualified and experienced inspector will use all available resources to catalogue the building but the building can’t tell them when it was last painted or that the balcony in unit 3 leaks, or the gutters are about to be replaced. Engaged Owners are able to provide necessary history on the Building and where willing, can attend the inspection to download their knowledge to the Inspector. The additional information will give Owners the best of both worlds, a baseline level of information about their Common Property maintenance requirements, based on an onsite inspection by an experienced professional, informed by additional historical inf ormation and relevant current issues provided by the site contact.

Choose the right Contractor

QIA Group has been providing compliance reports to the Strata Industry since 2005 and to WA since 2007. We always attend site and understand the value of Owner engagement during the inspection process. Our experienced inspectors are local to WA and we have obtained and incorporated comprehensive legal advice to ensure our reports meet WA legislative requirements. We take samples when we carry out an asbestos inspection, so Owners know whether they do or don’t have asbestos containing materials in their building. We offer ongoing support to Strata Companies after the report is compiled and respond to Owner feedback in a timely and substantive manner.

Majority residential owners outnumber commercial lots

The small number of commercial lots in our building are outnumbered by the residential lots. Decisions are not made fairly. What can the commercial residents do?

Our building has a small number of commercial shops and a larger number of residential lots. Our council of owners members are all residential lot owners, and use this power to harass the commercial shops.

There is continual conflict about common areas between the residents and the shops.

Shops have brooms, mops, buckets, boxes, old oil from fryers, etc, and although these items are kept neat and tidy, commercial residents constantly receive emails demanding these items be removed. However, residential residents also store multiple items such as furniture under common area stairs and pot plants on common area decks.

Common property, exterior, windows, doors etc, in the residential areas are being constantly renovated while the commercial common areas are always last on the list.

This ongoing aggravation causes angst for all shops and impedes the ability to run a business. What can the commercial residents do?

How involved have the owners of the commercial lots been in the decision making processes? Do they attend general meetings or nominate to sit on Council?

My first question would be, whether you are a tenant of the commercial lot, or the owner? As an owner is a tenant in common, they are able to contribute towards the decisions being made by the Strata Company.

How involved have the owners of the commercial lots been in the decision making processes? Do they attend general meetings or nominate to sit on Council?

The powers and duties of the Strata Company must, subject to any restriction imposed or direction given at a general meeting, be exercised and performed by the Council of the Strata Company.

Decisions as to the expenditure of funds are in most cases approved at a general meeting of the Strata Company. If the commercial lot owners are unwilling (or uninterested) in attending, they are able to authorise a person who is a tenant to act as their proxy. This could provide an opportunity for the tenant to contribute to the meeting and understand why certain decisions are being made and vote accordingly in the best interests of the lot owner they’re representing.

The second question would be, are there any terms within the lease agreement between the lot owner and the tenant with relation to common property? Is there any agreement in place between the lot owner and the Strata Company in regards to the areas being used for

the storage of goods – either in the residential areas or the commercial?

Thirdly, the question would be, are you aware of whether there are any bylaws above the standard Schedule 1 and Schedule 2 bylaws, which apply to the scheme? These may incur rights and/or responsibilities over the usage of common areas.

Section 45 of the Act outlines who must comply with the bylaws as if they were deed signed by each person. This includes owners, occupiers or lessees and all invited persons to the scheme.

In essence, it’s important that you educate yourselves as to the responsibilities of the Strata Company and each party involved; in accordance with the Strata Titles Act & Regulations, scheme bylaws – and any other written law, which includes the amended Work Health & Safety Act 2020

If the bylaws state no items are to be left on common property without authority from the

Council of the Strata Company – then no items are to be stored on common property (unless properly authorised), and everybody must adhere to this direction. Even if a lot owner were to be granted Exclusive Use over a portion of common property, they still have obligations to adhere to.

The final consideration is insurable risk. What is the potential risk of damage to person/property by each of the items which have been left on common property. Flammable hazard? Trip or slip hazard? I would concur such items are not to be stored on common property.

If you find that no amicable resolution with the Strata Company is possible, the owner or occupier may apply to the State Administrative Tribune to have the matter heard – but ensure you are across all of the facts before taking this measure, and you may wish to seek legal advice to assist you with your application.

ESM Strata Team | ESM Strata esm.support@esmstrata.com.au

READ MORE HERE

Can we employ our own building manager?

We are not happy with our building management company. Can we employ our own building manager?

I’m on the Council of Owners for a 200+ apartment complex. We employed a building management company that is not meeting expectations. Their staff do not appear to be experienced and they are causing a host of issues.

An owner has suggested we employ our own building manager directly. How hard is this and is this something that other strata companies have done? Is employing our own building manager a viable option?

AYou would be wise to seek advice from an accountant as to what basis you may employ a building manager.

The standard Schedule 1 Governance By law 8 (2) (b) states the Council may employ or engage, on behalf of the strata company, any person it thinks is necessary to provide any goods, amenity or service to the strata company.

So, in essence, the answer would be yes, however, you would be wise to seek advice from an accountant as to what basis you may employ a building manager. If they are engaged as a direct employee, the Strata Company would become an employer and have to meet all the legal obligations such as tax, superannuation and ensure the reporting met the ATO standards.

You would also need to check your own scheme by laws and AGM minutes for any restrictions that may be imposed regarding employment and ensure that your budget allows for the expense

Andrew Chambers Chambers Franklyn Strata Management andrew@chambersfranklyn.com.au

READ MORE HERE

SOME TOOLS TO DEAL WITH BULLYING

Psychosocial hazards include bullying and are prohibited by WHS legislation. Lot Owners are ‘other persons’ under the WHS legislation have a Duty to ensure that acts do not affect the health and safety of any person in a workplace.

Penalties for an individual range from $55,000 to $5M and 20 years imprisonment.

By Wal Dobrow - Director

Wal Dobrow has a Cert IV is WHS and is a specialist in risk, safety and negligence. He has been a trusted advisor to the strata profession for over 35 Years. Reserve Fund Plans provides strata compliance reports, including Asbestos Registers and Management Plans, Insurance Valuations, and Safety Reports and is the largest provider of 10 Year Plans in WA.

YELLOW AND RED CARDS

We are familiar with a Referee issuing a Caution card in a game. I consider it is appropriate using that approach in business and dealing with ‘difficult’ Lot Owners.

I have written about the ‘Communicating with your Strata Managers Guide’ that SCAWA had put together, and I have concluded that a Yellow, Orange and Red Card system may be of further assistance to acceptable communication levels. Simply put, if a Strata Manager or Committee Member receives an email that has derogatory, defamatory, aggressive, bullying or other inappropriate language then that Strata Manager or Committee Member can simply issue a Yellow, Orange or Red Card depending on the level of inappropriateness that the Strata Manager believes that email to contain.

The Yellow Card System is a simple graphic that is placed upon a return email to the original sender requesting that they modify and adjust their language within their email before their email would be read. That way, the lot owner, committee member, contractor or other person may be aware of the expected decent level of communication within each strata management company.

The benefit of this approach is that it will provide people with a tool to protect themselves from aggressive behaviour and confronting situations that will adversely affect their mental health.

No longer can a lot owner feel that they are somehow exempt from prosecution or sanctions for unacceptable behavior regardless of how hungry, angry, lonely or tired they may be, and the temper (pun intended) of their emails must meet appropriate standards.

TELEPHONE AND MEETING PATTERS

Creating and learning your own appropriate ‘push back’ patters is also of assistance. For example, “you’re making me feel uncomfortable with your language and I would appreciate if you could lower your voice/use more appropriate language/focus on the key issue of your concern”

“I am speaking with you with respect and I would appreciate if you would do the same”

OVERVIEW

I believe a line in the sand must be drawn somewhere so it may as well be today and we are all familiar with the saying that ‘the standard you walk past is the standard you accept’. It is a decision for you of whether you want to accept rude, derogatory, defamatory, self-serving emails.

I trust the Yellow Card System provides a significant and beneficial tool for Strata Managers and others and to utilise this idea in their work, social and private environments.

yourThisYellowCardhasbeenissuedtoyoubecause emailhasmadethereaderfeeluncomfortable as it is considered to contain words that are eitherintimidating,abusive,defamatory,derogatory,demeaning, unacceptablethreatening,oroffensiveandotherwise totheprofessionalstandardrequired Ibyourorganisation,andhasnotbeenreadinfull. haveammorethanhappytoworkwithyou,onceyou rewrittenyouremailtoanappropriateand acceptablelevel. Asyoumaybeaware,therearemultipleremedies againstunacceptablebehaviorincludingthe Fair Work Act 2009 s789FC allows a worker whoreasonablybelievestheyarebeingbulliedto PublicationapplyforaFairWorkCommissionOrder.beenofthepersonagainstwhomtheOrderhas madeisavailabletothepublic. The WHS Act 2020 s29 states ‘Other Persons’

Wal Dobrow, Director, Reserve Fund Plans™™TM

QSome owners in our building have carried out plumbing repairs in their lot without using an authorised tradesperson. If the plumbing fails, who is liable for the water damage in both their, and possibly other, lots?

We are building managers. We have a plumbing issue with the water hose inside the toilet cistern at one of the sites we manage. Some owners have replaced the hose themselves without using a licenced plumber. If that hose fails for some reason and causes flooding to their and possibly other apartments, who is liable? Can we claim on that particular owner’s insurance policy rather than the CoO’s policy?

AThe first consideration may be to lodge a claim under strata insurance – this is often the easiest option.

liable

the grounds of the demand and make a settlement or deny the demand on behalf of the lot owner.

In such claims, the first consideration may be to lodge a claim under strata insurance –this is often the easiest option.

However, if the strata corporation (or another owner whose lot has been damaged) believe the damage has been caused by a negligent act of a lot owner, for example, the repairs conducted were not done by qualified parties despite concerns being raised with the lot owner, prior to commencing an insurance claim they have the option of writing a letter of demand to the lot owner seeking compensation for repairs. The letter would need to state their reason for seeking compensation.

The lot owner has 3 options available:

1. Lodge a public liability claim under contents/ landlords insurance: If the owner has contents/ landlords insurance, most policies will have a public liability section designed to cover claims for compensation associated with property damage. The owner will need to refer the letter of demand to their contents/landlords insurer to commence a claim and the insurer will consider

2. Lodge a claim under strata insurance: Whilst the committee may have other desires for claiming on the strata insurance, generally speaking, a lot owner who has contributed to insurance premiums for a strata policy can demonstrate an insurable interest in the policy. This means in instances where there is a disagreement between the owner and committee over whether a claim should be lodged, an insurer may give precedence to insurable interest over committee expectation.

3. Deny the demand: The owner has the option of denying the demand if they believe there are no grounds for such a demand.

Claims of this nature can lead to a difference of opinion between the owners and the committee on which policy to claim under. If a claim is not made under strata insurance and demand is made to the lot owner with the leaking cistern instead, ultimately, the decision on the above three options is one for the lot owner.

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

Who is

if owner’s unauthorised repairs fail

I had a leak in a pipe servicing only my lot. Our strata manager says it is my problem to investigate and repair the leak, including if the pipes run under common property. Is this information correct?

I live in a single-tier complex of six units. Each unit has its own connection to water, gas and electricity. After abnormally high water usage, I informed our strata manager about a possible leak. They stated that, because the leak was after the meter and was in pipes servicing only my lot, it was my problem. It was my responsibility to investigate and repair the leak. If the fault was beneath common or even other owners’ property, I had the right to dig up the area to fix the leak providing I replaced anything I disturbed.

I cannot find a reference to this rule in the strata act? Is this information correct?

If the leak is from the meter to your property, it is your responsibility to investigate and repair.

In relation to your water service and a potential leak, if the leak is from the meter to the front road / verge it falls under the Water Corporation responsibility. If the leak is from the meter to your property , it is your responsibility to investigate and repair. The water corporation does provide detailed information on this here: Detect a Leak.

The process to detect a leak must be undertaken by the occupant as all the taps etc must be turned off. If the water pipe does only service your lot then your

Strata Manager will be referring to sections 62 through to 66 of the Strata Titles Act 1985 and common law and potentially your by-laws noting the Owner is required to repair, maintain their utility service that is granted over common property and the right to access common property / other lots to do so.

Jamie Horner | Empire Estate Agents JHorner@empireestateagents.com

L O C A L R E G I S T E R E D B U I L D E R S P R O V I D I N G P R A C T I C A L A D V I C E

S T R A T A S P H E R E B U I L D I N G D E F E C T R E P O R T S

E N Y E A R P L A N S

S B E S T O S R E G I S T E R S M O I S T U R E I N G R E S S R E P O R T S

S e a s o n ’ s g r e e t i n g s t o s t r a t a c o m m u n i t i e s a c r o s s W e s t e r n A u s t r a l i a f r o m m y s e l f a n d S C A ( W A ) .

A s w e h e a d i n t o t h e h o l i d a y p e r i o d , w e h a v e s o m e h a n d y t i p s a n d p o i n t e r s s o y o u c a n h a v e a g r e a t f e s t i v e s e a s o n , a n d s o c a n e v e r y o n e w i t h i n y o u r s t r a t a c o m m u n i t y H e r e a r e o u r h o l i d a y s t r a t a t i p s f o r 2 0 2 2 :

T h e h o l i d a y s o f t e n a r e a t i m e f o r r e n e w a l a n d c h a n g e a n d c a n b e a g o o d t i m e t o t a k e a d v a n t a g e o f y o u r c o u n c i l ’ s b u l k y g o o d s p i c k u p p r o g r a m B e m i n d f u l t h a t g a r b a g e r o o m s c a n s u f f e r a s a r e s u l t a t t h i s t i m e o f y e a r , s o b e p a t i e n t , t r y y o u r b e s t t o r e c y c l e e v e r y t h i n g y o u c a n a n d b e p a t i e n t w i t h y o u r f e l l o w r e s i d e n t s I f y o u ’ v e p u r c h a s e d a r e a l C h r i s t m a s t r e e , c h e c k w i t h y o u r l o c a l c o u n c i l f o r d i s p o s a l m e t h o d s

R e n e w a l a n d r e s e t t i n g d o e s n ’ t h a v e t o b e l i m i t e d t o s p a c e w i t h i n t h e h o m e A s s t r a t a m a n a g e r s , w e l i k e t o t a k e t h i s t i m e o f y e a r t o h i t r e s e t o n s o m e o f t h e m o r e e s s e n t i a l t h i n g s i n y o u r s t r a t a l i f e t h a t y o u m a y n o t t h i n k o f o r h a v e t i m e f o r a s t h e y e a r p i c k s u p p a c e B a t t e r i e s o n s e c u r i t y f o b s , s p r i n k l e r t i m e s , s m o k e a l a r m s a n d k e y l e s s d o o r l o c k s , a s w e l l a s a l l o f t h e o t h e r e n e r g y c o n s u m a b l e p r o d u c t s a r o u n d t h e h o u s e , c a n b e r e p l a c e d

I f y o u ’ r e h e a d i n g a w a y i t ’ s a g o o d i d e a t o t u r n o f f a n y i n t e r n a l h o t w a t e r s y s t e m s t o a v o i d l e a k s

O u r t r a d e s p e o p l e a c r o s s W A h a v e a l l b e e n b u s y w i t h s u p p l y c h a i n s h o r t a g e s i n f u l l s w i n g , a n d t h e h o l i d a y p e r i o d i s o n l y g o i n g t o p u t m o r e p r e s s u r e o n t h e i r a v a i l a b i l i t y I f y o u s e e a n y c o m m o n p r o p e r t y i s s u e s , n o w i s t h e t i m e t o f l a g t h e m , a s t h e y a r e b o o k i n g o u t t h i s s i d e o f C h r i s t m a s D a y

I f y o u ’ r e h a v i n g f a m i l y a n d f r i e n d s o v e r , p l e a s e d o t h e c o n s i d e r a t e t h i n g a n d t r y t o k e e p n o i s e l e v e l s l o w a f t e r 9 p m , a n d r e s i d e n t c a r p a r k s t h a t a r e n ’ t d e s i g n a t e d t o y o u f r e e R e s i d e n t s a r e g e n e r a l l y o n p o i n t w i t h p o o l e t i q u e t t e , b u t l e t y o u r v i s i t o r s k n o w a b o u t n o g l a s s r u l e s a n d h o u r s o f o p e r a t i o n

A n d o n a m o r e p e r s o n a l n o t e , a s s o m e o n e w h o l i v e s i n s t r a t a , p l e a s e t a k e c a r e o f e a c h o t h e r L i v i n g i n s t r a t a p r e s e n t s c h a l l e n g e s a s w e o c c u p y c o m m o n s p a c e , b u t i t a l s o p r e s e n t s o p p o r t u n i t i e s t o c o m e t o g e t h e r a s a c o m m u n i t y a n d s u p p o r t a n d m e e t n e w p e o p l e I f y o u d o n ’ t k n o w y o u r n e i g h b o u r y e t , t h i s c o u l d b e t h e t i m e . E v e n s m a l l t h o u g h t s a n d g e s t u r e s c a n g o a l o n g w a y .

T h e i m a g e s o n t h e T V a r e n ’ t e v e r y o n e ’ s h o l i d a y e x p e r i e n c e s F o r p e o p l e w h o m a y b e n e w t o a c i t y , o r a r e g i o n , t o p e o p l e w h o d o n ’ t c e l e b r a t e C h r i s t m a s a t a l l , o r g o i n g t h r o u g h h a r d s h i p o f a n y k i n d , C h r i s t m a s c a n b e a m o r e d i f f i c u l t t i m e t h a n u s u a l

H a p p y h o l i d a y s a n d w e a l l h o p e y o u a n d y o u r s t r a t a c o m m u n i t y m a k e t h e m o s t o f t h i s s p e c i a l t i m e o f t h e y e a r C a t h e r i n e L e z e r S C A ( W A ) P

r e s i d e n t

How do we raise a special levy?

We require a special levy to pay for an urgent roof repair. What is the process for raising a special levy?

Our strata complex of 9 units has recently completed a large scope of work regarding maintenance of the buildings, for example – replacing barge boards, scribes, Hardie sheeting etc.

During the process, the carpenters found and completed roofing issues that needed to be fixed immediately. The original maintenance and painting invoices amount to $51,000.

We have enough in our reserve fund to cover these expenses. The unplanned additional work is $13,000, due for payment in a few week’s time. We do not have the fund available to pay for the extra work.

We are looking to raise a special levy to cover the roofing invoice. The levy will be a one-off payment of $1,445 per unit.

What is needed in the correspondence to all of the complex owners, and what is the process for raising the special levy?

You have two options for raising the special levy.

There are two options:

1. Pursuant to Section 128 of the Strata Titles Act 1985, the strata company (via the Council of Owners) instructs the strata manager to convenes an Extraordinary General Meeting that includes a motion to raise a special levy.

2. Pursuant to Section 120 of the Strata Titles Act 1985 & Regulation 89 of The Strata Titles (General) Regulations 2019, the strata company (via the Council of Owners) instructs the strata manager to put a motion to all owners to raise a special levy outside of a general meeting.

Note: Regulation 89 has five specific conditions to be met when voting outside of a general meeting.

Andrew Chambers Chambers Franklyn Strata Management andrew@chambersfranklyn.com.au

Improving protections for electricity customers in embedded networks

Energy Policy WA wants to hear from you

• Electricity customers in embedded networks are currently missing out on basic customer protections and a new regulatory framework is proposed to close the gap

• If you receive your electricity bill from a licensed retailer such as Synergy or Horizon Power, you are not in an embedded network

• The close date for a survey seeking feedback from embedded network customers and other stakeholders has been extended to 16 December

Embedded networks are commonly found in apartment buildings and other strata titled properties, retirement villages and long-stay caravan parks, as well as office buildings and shopping centres. They are private electricity networks servicing multiple lots on a single property.

Embedded networks can offer advantages, but you may not know that electricity customers in embedded networks do not have the same rights to basic customer protections as other electricity customers.

Energy Policy WA (part of the WA Department of Mines, Industry Regulation and Safety) is seeking to improve

customer protections in embedded networks, and released a survey to better understand the experiences of electricity consumers, property owners and other parties with interests relating to embedded networks. This survey is remaining open until 16 December to give everyone the opportunity to contribute.

How do embedded networks work?

An embedded network is connected to the electricity grid through a “master meter” which measures the electricity supplied for everyone on that property. The embedded network is privately operated by the property owner (or owners), or by a third party under a contract.

An embedded network is connected to the electricity grid through a “master meter” which measures the electricity supplied for everyone on that property. The embedded network is privately operated by the property owner (or owners), or by a third party under a contract.

The embedded network operator buys electricity from a licensed retailer to supply the whole property and on-sells that electricity to individual consumers. There may be solar panels or batteries in the embedded network that contribute to the electricity supply for the property. The consumption of each lot or tenancy is usually measured by its own submeter (but not always). These sub-meters also form part of the embedded network.

Embedded networks can provide access to cost savings and innovation in sustainable technologies to their customers. However, the embedded network operator typically doesn’t hold an electricity retail licence, and instead operates under a licence exemption. This means that consumers in embedded networks are missing out on important protections available to Synergy and Horizon Power customers, such as the right to certain information on bills, the right to be offered hardship assistance and access to the Energy and Water Ombudsman to help with energy disputes.

How do you know if your property is in an embedded network?

Customers who have an electricity account with Synergy or Horizon Power are not in embedded networks. If you are in a strata property and you receive your electricity bills from someone other than Synergy and Horizon Power, you are likely to be in an embedded network.

What is Energy Policy WA doing?

The McGowan Government has asked Energy Policy WA to develop improved protections for electricity customers in embedded networks.

A new regulatory framework is being developed which will aim to ensure customers in embedded networks are afforded equivalent protections to other electricity consumers without obstructing the benefits embedded networks can offer. The framework will be light-handed to minimise the regulatory burden and costs for embedded network operators.

I’m in an embedded network, what do I do now?

You can help inform policy on customer protections in WA embedded networks by filling out the survey. The survey is still available on the Energy Policy WA website and has been extended until 16 December.

You will be given an option at the end of the survey to sign up for email updates on the project if you are keen to hear more.

Please also help by sharing the survey with others in your building and with friends and family who might also be in embedded networks.

Click here to take the survey

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

EDUCATION & TRAINING

LookUpStrata

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

STRATATAC

Strata Training and Consulting

P: 0428 970 067 W: https://www.stratatac.com.au/ E: strata@stratatac.com.au

Your Strata Property

Demystifying the legal complexities of apartment living W: https://www.yourstrataproperty.com.au/ E: amanda@yourstrataproperty.com.au

Strata Community Association P: (08) 9381 7084 W: https://www.wa.strata.community/ E: admin@strata.community

INTERNET & TELECOMMUNICATIONS

Spirit Technology Solutions

Do IT with Spirit

P: 1800 774 748 W: https://www.spirit.com.au/ E: developers@spirit.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

Strata

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

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://globalvaults.com.au/ 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

BUILDING ENGINEERS & INSPECTORS

QIA Group

Compliance

P: 1300 309 201 W: https://www.qiagroup.com.au/ E: info@qiagroup.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

Sedgwick

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

Leary & Partners

Quantity surveying services since 1977

P: 1800 808 991 W: https://www.leary.com.au/ E: enquiries@leary.com.au

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: inspections@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

P: 1300 551 830 W: https://www.rfplans.com.au/ E: rfplans@rfplans.com.au

INSURANCE

Strata Insurance Solutions

Protecting owner assets is who we are

P: 1300 554 165

W: https://www.stratainsurancesolutions.com.au/ E: info@stratainsurancesolutions.com.au

PSC Property 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

LIFTS & ELEVATORS

Innovative Lift Consulting Pty Ltd

Australia’s Vertical Transportation Consultants

P: 0417 784 245

W: https://www.ilcpl.com.au/ E: bfulcher@ilcpl.com.au

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: 02 9199 1055 W: https://bagl.com.au/ E: info@bagl.com.au

Grace Lawyers

Know. Act. Resolve. W: https://gracelawyers.com.au/ E: enquiries@gracelawyers.com.au

RC & CO Lawyers

Effective, resource, clear. P: 1300 072 626 W: https://www.rccolawyers.com/ E: assistant@rccolawyers.com

STRATA LOAN PROFESSIONALS

StrataLoans

The Experts in Strata Finance

P: 1300 785 045 W: https://www.strata-loans.com/ E: info@strata-loans.com

Lannock Strata Finance

The Leading Strata Finance Specialist P: 1300 851 585 W: https://lannock.com.au/ E: strata@lannock.com.au

Austrata Finance

Pay Now or Pay Later: It’s Your Choice®

P: 1300 936 560 W: https://austratafinance.com.au/ E: info@austratafinance.com.au

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 result 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

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@southernstrataservice.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

CLEANING / CLEAN AIR

Actualised Industries

A

P: 1300 728 760

W: https://www.actualisedindustries.com.au/ E: admin@actualisedindustries.com.au

CLOTHESLINES

Lifestyle Clotheslines

Clothesline

P: 1300 798 779

W: https://www.lifestyleclotheslines.com.au/ E: admin@lifestyleclotheslines.com.au

ELECTRICAL

Energy On Pty Ltd

P: 1300 323 263

W: https://www.energyon.com.au/ E: EnergyServices@EnergyOn.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

INVESTMENT SERVICES

Strata Guardian

Fight low returns and rising levies with us.

P: 1300 482 736

W: https://www.strataguardian.com/ E: contact@strataguardian.com

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

The Drain Man

Award-winning drain clearing & relining specalists

P: 1800 843 372

W: https://www.thedrainman.com.au/ E: enquiries@thedrainman.com.au

SUSTAINABILITY & ENERGY

Energy-Tec

Sub Meter Reading and Billing Services

P: 08 9309 0000

W: https://www.energy-tec.com.au/ E: service@energy-tec.com.au

The Green Guys Group

Australia’s Leading Energy Saving Partner

W: http://greenguys.com.au/ E: sean@greenguys.com.au

Arena Energy Consulting Pty Ltd

Independent Embedded Network Consulting Services

P: 0452 411 247

W: https://www.arenaenergyconsulting.com.au/ E: joseph@arenaenergyconsulting.com.au

CONSULTING

Strata Solve

Untangling strata problems

P: 0419 805 898

W: https://stratasolve.com.au/ E: chris@stratasolve.com.au

PAINTING

Dulux Property Services

Total Building Maintenance & Remedial Solutions

P: 0411 152 430 W: https://www.duluxconstructionsolutions.com.au/ E: propertyservice@dulux.com.au

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

EYEON Property Inspections

Buy and Sell with More Confidence

P: 1300 798 274 W: https://www.eyeon.com.au/ E: info@eyeon.com.au

Covid19 Plans

Covid19 Safety Plans for Strata P: 1300 828 344 W: https://covid19plans.com.au/ E: plans@covidplans.com.au