The WA Strata Magazine | May 2023

The WA

STRATA MAGAZINE MAY 2023

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

Page 8 | Strata Insurance Solutions

How do we change a no pet by-law Page 24 | Empire Estate Agents

Parking on common property in a two lot scheme Page 36 | Realmark

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

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

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

Meet the team

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

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

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

Nikki Jovicic Owner / Director

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

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

Liza Jovicic Sales and Content Manager

Learn more here → https://www.lookupstrata.com.au/about-us/ You can contact us here → administration@lookupstrata.com.au

2 www.lookupstrata.com.au

Contents

4 Wait now, pay more later.

Lannock Strata Finance

6 Protection for apartment owners around Australia

22 Why you should recalibrate your building insurance valuation now Wal Dobrow, BIV Reports

24 How do we change a no pet by-law

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

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

Tyrone Shandiman, Strata Insurance Solutions

10 Conversation is key for strata managers confronting antisocial situations

26 Can an owner act as a scrutineer?

Eduard Ferreira, Douglas Cheveralls Lawyers

28 Can a tenant be a volunteer strata manager?

Marietta Metzger, magixstrata

30

12 Accessing elderly residents’ apartments in an emergency Jake Sharp, MiMOR

trata by-laws: their benefits and S their limits Anthony Quahe, Civic Legal

16 Controlling access to EV charging spaces Scott Bellerby, B Strata

18 Strata: Are your insurable assets valued correctly?

PSC Property Lync Insurance Brokers

20 A list of considerations before installing EV charging stations

Where do I find our scheme number?

Shane White, Strata Title Consult

32

Realmark Strata

14

Jamie Horner, Empire Estate Agents

Our AGM is five months overdue Jamie Horner, Empire Estate Agents

34

pecific resolutions required for a S change of bylaws Andrew Chambers, Chambers Franklyn Strata Management

36 Parking on common property in a two lot scheme Luke Downie, Realmark

38 Strata Myths SCA (WA)

40 Should we complete a Taxable Payments Annual Report?

Phill Geary, Ascend Strata Accountants

42

The WA LookUpStrata Directory

Damien Moran, Energy-Tec

Thanks to our sponsors

Wait now, pay more later.

This article is brought to you by Lannock Strata Finance.

There has been a lot of discussion about record increases in the price of real estate over the last 12 months but there is a more pressing issue that strata owners need to be aware of – the rising cost of construction works.

A combination of booming demand, labour shortage, material shortages and supply chain disruptions are creating the perfect storm for increased construction costs.

According to CoreLogic’s Research Director Tim Lawless, the heightened construction activity and rising costs experienced across Australia won’t be going away soon and will likely cause affordability challenges for owners across the country.

“The quarterly rate of growth in construction costs is happening everywhere and is not restricted to one city or state, it’s a national trend,” he said.

“This construction cost inflation could continue for another 12 to 18 months.

It’s unlikely the industry can absorb a cost increase this significant into their margins

and higher construction costs will ultimately be passed on to the consumer, placing further upwards pressure on the price of a new dwelling or renovation.”

“The quarterly rate of growth in construction costs is happening everywhere and is not restricted to one city or state, it’s a national trend,” Already we’ve seen just how much pressure is being placed on the construction industry, with Probuild and Condev both going into liquidation in recent weeks.

In short, costs are going up and the construction industry is buckling under the pressure.

The more you delay, the more you will pay.

Owners corporations who choose to delay any rectification, maintenance or uplift work on their property may be setting themselves up for a shock later on.

Regarding funding of any works, the corporation always has three options: to

accumulate a Maintenance Fund over time, to have a Special Levy or to Borrow (or a combination of these three methods).

It takes time to accumulate moneys in a Maintenance Fund. Special Levies should be a quick solution but will be delayed if there are owners who find the cash flow impost too large.

“In short, costs are going up and the construction industry is buckling under the pressure. ” A strata loan is immediate, unsecured and does not involve a mortgage, personal financials or guarantees.

So, what’s the right decision?

As with any big decision, it’s important to be informed.

If your clients are looking at rectifying defects or considering maintenance or renewal/uplift projects over the next few years, it will be important to discuss with them the implications should they choose to delay the works.

Do you have a strata project that needs funding?

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

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

Strata Asset Renewal

Insurance Premium Funding

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

Levy Assist Loan

Repairs & Renovations

Protection for apartment owners around Australia

Q

A

What is happening to improve consumer protection for owners and purchasers around Australia?

Do you have any timelines for owners located outside of NSW? What’s critical in states outside of NSW, however, is the advocacy required from the strata community and from owners.

Corey Nugent, Resilience Insurance:

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

However, iCIRT and Resilience Insurance offer products on a national basis already. A builder developer in Queensland, Victoria, Western Australia etc can access those products. What’s critical in states outside of NSW, however, is the advocacy required from the strata community and owners to ensure governments expand on the reform programme and ensure consumers are protected through similar mechanisms to 6 www.lookupstrata.com.au

what we already see in New South Wales. We are speaking with governments extensively.

Hopefully, we’ll see some advancement in other states at that level.

Bruce McKenzie, Sedgwick:

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

Morris Mellinger, Sedgwick:

In the coming months, there will be more activity around the country. As builders take up iCIRT and more happens within the development space, and the public begin to demand change, developers will get that message. People will start talking with their feet and move to products that have these stricter processes in place.

Governments around the country are working towards something similar to New South Wales.

I think, over the next 12 months, we should start to see some action around Australia.

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

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

Supporting owners and strata managers with tailored remediation and repair solutions

B U I L D I N G C O N S U LTA N C Y

R E PA I R S O LU T I O N S

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Defect reports & forensic engineering

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Emergency make safe

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Scope of works

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Fire water damage restoration

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Dilapidation & risk surveys

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Leak detection

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Dispute mediation & expert witness

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Contamination response

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Contractor procurement & cost validation

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Building repairs

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Construction management

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Cost validation services

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Capital works funds/maintenance plans

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Digital capability

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Digital capability

1300 735 720 sales@au.sedgwick.com

1300 654 599 sales@au.sedgwick.com

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

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

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

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

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

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

8 www.lookupstrata.com.au

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

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

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

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

Conversation is key for strata managers confronting antisocial situations.

Strata managers in Western Australia are facing an increased level of antisocial situations, and navigating these circumstances is now a crucial skill in their professional toolbox.

The common perception of a strata manager’s role is largely around administration, managing meetings, ensuring common property is maintained and finances are in order.

However, the modern-day strata manager plays a major role in sensitive conflict resolution and often mediates on antisocial disturbances where, if approached in the wrong way, can risk inflaming a situation.

Luke Downie, head of strata and business development at Realmark Strata, said he’s seen a significant increase in reported cases of antisocial incidents on strata titled property in his 25 years in the industry.

When I began in the industry, you’d be looking at three or four of these situations each year. Strata managers today would be dealing with antisocial situations at least once per week.

These are often emotionally charged and can range from

He believes a one-on-one conversation, usually had over the phone, is the best place to start.

“Hear both sides of the story. Rather than being confrontational back, the first thing to do is listen and understand, because most of the time when somebody is aggravated, angry, depressed or emotional, there’s something behind it,” he said.

“By listening you get an opportunity to understand what it is that is concerning them or what is the underlying issue you need to address.”

Strata managers are busy, but failing to take the time to de-escalate an issue as it arises can lead to a much greater future time investment.

In Mr Downie’s experience, initial conversations and establishing a relationship can also assist if a breach notice does need to be issued.

However, if a conversation doesn’t help, knowing the relevant authorities to involve is essential.

“Sometimes, no manner of talking will help the situation, particularly if you have influences such as drugs or alcohol.

That’s where using mental health services or, where there is risk of harm or injury, the police is essential .”

Historically, strata managers aren’t provided with conflict resolution training, but this area is now a focus for the state industry body SCAWA (Strata Community Association of WA).

Internally Mr Downie and Realmark Strata place a focus on sharing intelligence from within their own portfolio.

“We’re utilising the training provided by SCAWA, but internally when we have a situation, we expose it to the whole team in an open forum so everyone can give their input in terms of how to handle it,” he said.

issues surrounding noise or pet complaints, waste disposal, personal conflicts between residents, to squatters or nuisance behaviour potentially fueled by substance abuse.

Mr Downie recently spoke on a panel at an SCAWA (Strata Community Association of WA) event, discussing the importance of equipping strata managers with the right tools to handle emotional situations effectively, with a priority on safety.

“We’re a very collaborative group at Realmark Strata and solving problems as a group is an excellent way to provide experience and elevate an entire team – including myself .”

To contact Realmark Strata, call 9328 0909.

About Realmark Strata. Realmark’s clear commitment to managing strata properties is well beyond the everyday practicalities and compliance of property management. With our 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. Luke Dwonie is an astute and experienced commentator on the property market and strata management.

Featured in many publications, Luke regularly contributes property opinion pieces and advice.

WINNER.

2022 REIWA Strata Management Agency of the Year.

WINNER.

2022 Strata Community Management Medium Business Award.

WINNER.

2022 CHU (WA) Strata Community Awards Support Team Member Award.

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

REALMARK STRATA

www.realmark.com.au/strata-management

Accessing elderly residents’ apartments in an emergency

Q

Is there a system that solves the problem of access to elderly residents’ apartments in an emergency?

Emergency services use a lockbox system for a few of the older residents in our large inner city building. The use of this lockbox has always been a concern of mine. Is there a system that solves the problem of access to elderly residents’ apartments in an emergency? If so, how?

A

This can be arranged with a digital key safe.

There are a couple of ways you can do this.

The strata manager can grant access to the emergency service, ambulance, etc. When the emergency services get to the building, they’ll be granted access, or they’ll have to call the head office to be let into the building.

12 www.lookupstrata.com.au

Another way to organise this is with a digital key safe. If five apartments require emergency access and don’t have digital apartment doors, the building can install a digital key safe for those apartments. The key safe would only be for the use of emergency services for access into those lots.

Emergency services would get to the building, access the digital key safe and gain access to the elderly residents’ apartments.

A third option would be to place a digital door lock on the apartments. Emergency services can be authorised access to those apartment doors.

Jake Sharp | MiMOR jake@mimor.com.au READ MORE HERE

Strata By-Laws: their benefits and their limits June 2023 The orderliness of a strata neighbourhood can often be disrupted because of the behaviour of some residents.

This article looks at the power a strata council has to impose good order through conduct by-laws as well as some limits to that power.

Keeping pets Pets can be a source of friction. People can have strong and differing opinions on dogs barking at unsocial hours, cats roaming outdoors, cleaning up after pets, and allowing dogs off the leash.

Conduct by-laws

Let’s assume the strata company has adopted the model by-law that prohibits keeping a pet after notice is given to the occupier by the strata council.

Conduct by-laws are the key mechanism for strata councils to deal with the conduct of lot owners. By-laws also help strata councils to manage and control the use or enjoyment of the common property and the lots in a strata scheme.

The discretionary power of a strata company to pass by-laws is significant as it regulates the day-to-day rights of occupiers.

The strata company would need to give good reasons to the pet owner when they enforce the bylaw. The pet owner could, however, still challenge the decision. They could try to argue that the notice discriminates against them. That is the essence of s 119 of the Act, which prohibits doing things that are ‘unfairly prejudicial to or discriminatory’ or are ‘oppressive or unreasonable’.

A strata company can use the model by-laws established under the Strata Titles Act 1985 (WA) (Act). It can also repeal, amend or add to them.

Then there is the significant limitation of power arising from s 46 of the Act with regard to keeping pets. That section provides that strata companies cannot prohibit the keeping of an assistant animal where a person prescribed under the Act requires it. If it does, then the scheme by-law will be invalid, and the statute law will prevail.

Let’s look at some examples of how by-laws can help a strata company regulate conduct and some limitations to that power.

© Civic Legal 2023

www.civiclegal.com.au

‘Conduct by-laws are the basis of the power of strata councils to regulate behaviour in their strata scheme.’

Using a car bay as storage space The model by-laws do not specifically regulate the storage of possessions in car bays. They only really address the parking of vehicles.

Thus, the strata council would have no power to stop such storage under the model by-laws. They would only have such power if the strata company had some other by-law that could be interpreted to govern such storage.

However, even if another by-law is introduced, there might still be limits to this power. For example, not all car bays in all strata developments are designated exclusive-use common property.

Some strata schemes include car bays as part of a lot. If so, the strata company could not do much about the lot owner’s use of the car bay.

However, in a proceeding in the State Administrative Tribunal (SAT), the strata council would have to put significant effort into producing evidence to prove the above.

It is easier to approach the SAT with a breach/nobreach situation under a by-law than to gather and produce evidence of all the surrounding factors which amount to an unreasonable interference with the use or enjoyment of another lot or the common property.

Conclusion Conduct by-laws are the basis of the power of strata councils to regulate behaviour in their strata scheme. Poorly drafted ones detract from that power. They make it more challenging for the strata council to maintain order in the scheme. The Act may give reserve power to the strata company, but that involves more time, effort and cost than the avenue of enforcing a conduct by-law.

Contact For assistance with strata issues, please contact:

Behavioural issues The model by-laws prohibit wearing inadequate clothing and offensive language and behaviour when on common property.

However, they do not govern other behaviours such as smoking, vaping, taking illicit drugs or revving car engines in the early morning hours.

A strata company would therefore have limited scope for regulating anti-social behaviour where its by-laws are not drafted widely enough.

The reserve power There is one catch-all source of power for strata companies. It is found in s 83 of the Act, which can be used if its by-laws are found to be lacking.

The section prohibits an owner or occupier from using their lot in a way that ‘... interferes unreasonably with the use or enjoyment of another lot or the common property … ’.

Anthony Quahe | Managing Principal T +61 8 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.

© Civic Legal 2023

www.civiclegal.com.au

Controlling access to EV charging spaces

Q

How do you control access to EV charging stations? How do you ensure residents don’t leave their cars in the charging space for an extended period of time?

A

It comes back to policing your bylaws and enforcing bylaws.

It really comes back to the management plan and understanding the demand within the scheme. How many owners are looking to buy an electric vehicle? From experience, as soon as the scheme provides for electric vehicle charging, the take up of electric vehicles will increase.

16 www.lookupstrata.com.au

To actually control how long residents park in the charging spaces, it comes back to your bylaws. You need to have bylaws providing the governance structure that limits how long you can park a car in the spaces and how you can get residents to move on. It also comes down to the charger’s capacity and how quickly you can charge a car.

It comes back to policing your bylaws and enforcing bylaws.

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

STRATA: ARE YOUR INSURABLE ASSETS VALUED CORRECTLY? Aside from the fact that you own a Lot in a strata scheme, as an Owner you have an undivided share of the common property.

Common property for insurance obligation purposes is described in the 1985 Strata Titles Act WA (STA) as Insurable Assets of the Strata Company.

Insurable Assets of the Strata Company is the strata owned buildings, structures, fixtures or fitting to building including such within common areas, as well as the contents contained within the common area. It also includes driveways, fencing, underground and overhead services, as well as any other structures on common property, fixtures and fittings that are within Lots such as kitchen cabinetry, fixed flooring, toilets, ovens/stove, and balconies if they form part of Owners Lot. Refer to the strata plan to understand your Lot boundaries, know what is common and what forms part of your Lot.

1300 127 503 I info@lyncinsure.com.au lyncinsure.com.au

THE OBLIGATION IMPOSED BY THE ACT This means that you along with all of the members of your scheme not only have an exposure to liabilities that arise on common property, but also a statutory obligation to insure that your Insurable Assets are correctly insured as required by the STA. This is part of your responsibility arising from strata ownership.

The two main requirements are Under Section 97 of the STA; 1. Insuring your Insurable Assets for replacement value 2. Insuring your legal liability for a minimum of $10m or upwards depending your exposures.

As the STA does not specify a timeframe to meet this obligation, it is taken to be at all times.

KEEP PACE WITH THE REPLACEMENT VALUATION ECONOMIC CYCLE The best way to arrange a replacement insurance valuation is to obtain this from a qualified Insurance Valuer and to keep up with regular professional Insurance Replacement valuations thereafter. The most common cycle to do this in a normalised economic cycle is every three to five years, and to accept the building index CPI offered by the strata insurers at renewal.

However, many global and local events have had a significant impact on building construction and replacement costs.

In the last 12 years, we have encountered many economic fluctuations and now with inflationary impacts and labour shortages it has triggered high increases in the cost of construction. At present valuations should be undertaken much more frequently, to allow for changes that are been reported and will likely continue for a while to come. Some insurers are suggesting 1-2 year cycles to allow for building escalation cost corrections.

At present it is not uncommon to see strata insurance valuations with increased suggested Building sum insured recommended due to the current economic cycle, so if you have not had a valuation in the last 12 months, it should be considered to be undertaken. In addition, in recent years, we have seen many large scale catastrophes, such as bushfires, cyclones, and floods, destroying or damaging buildings causing millions of dollars’ worth of damage. Many owners have now realised the vital importance of keeping accurate and up to date Insurance Replacement Valuations.

IMPORTANT TIP Overall, it is important to review your sum insured of your insurable assets frequently to ensure that your sum insured is adequate, but also corrected against economic fluctuations and market conditions to reflect replacement value.

This helps you to comply with your statutory obligations to rebuild your strata property following damage from a major claim event specially one that causes total destruction of the strata buildings.

General Disclosure; This article is prepared for informational purposes only, and is not insurance, financial or legal advice and should not be relied on as insurance, financial or legal advice. You should consult with a qualified insurance or legal advisor. PSC Property Lync Insurance Brokers is an Authorised Representative (AR 1235681) of Professional Services Corporation Pty Ltd (AFSL 305491).

1300 127 503 I info@lyncinsure.com.au lyncinsure.com.au

A list of considerations before installing EV charging stations

Q

A

Before installing EV charging stations at our scheme, do you have a list of items we should consider regarding the behaviour of residents and the safe use of EV chargers?

A properly drafted by-law will help to provide a Governance structure around the implementation of EVCs.

A properly drafted by-law will help to provide a Governance structure around the implementation of EV chargers (EVCs). Here are some of the items you may consider: 1. An EV charging station must not be installed in a car bay without the prior written consent of the strata company.

2. The strata company may: • charge a fee to consider a request for consent; • require the owner to enter into a license agreement or infrastructure contract with the strata company that may condition any subsequent approval that may be granted; • limit the charging capacity of the EV charging station (maximum allowance 15/kw/hr) to help regulate the electricity load management of the scheme; • designate where and how the EV charging station must be connected to the scheme’s electricity infrastructure 20 www.lookupstrata.com.au

• require the EV charging station is metered, ensuring the utility usage can be easily recorded and subsequently on-billed to the occupier. Subsequent charges may include any meter reading and billing costs the strata company may charge or recover in performing this administrative duty; • withhold consent if the strata company, acting reasonably, considers the proposed installation of an EV charging station would cause an unreasonable strain on the electricity load capacity of the scheme; • prescribe an authorised and qualified provider that may install the EV charging station; • prescribe an authorised and qualified provider that may be required to sign off on the works undertaken and warrant the system is correctly installed; and • require an occupier to attend an induction before they are permitted to use an EV charging station.

• The strata company may enter into an agreement with an appropriate authorised service provider in respect of the installation, maintenance and repair of an EV charging station.

We recommend you engage the services of a qualified legal professional to draw up relevant by-laws.

Damien Moran | Energy-Tec damien.moran@energy-tec.com.au READ MORE HERE

Do you want to save money on your electricity bill?

We have some questions that might result in significant savings for your Strata Scheme Is your Strata Scheme an Embedded Network?

If so, is your scheme saving you money compared to standard tariffs, and are you getting a profit on the sale of energy?

With a well-negotiated supply agreement, accurate metering, and the correct on-sell regulations in place you could be saving up to 30% compared to the Synergy A1 tariff.

Do you know what you are paying for your meter reading and billing services?

Energy-Tec has worked with strata schemes for 30 years to get maximum energy cost savings for their owners. Our ‘fee-forservice’ model means that we can offer the most competitive prices, and we don’t take a cut of your on-sell energy profit.

Energy-Tec can guide you through our energy reconciliation reporting to maximise YOUR returns within an equitable and ethical framework – just as we do for our over 1,500 existing eligible Embedded Network clients, big and small.

We are specialists at both manual meter and automated meter reading services, why not switch over?

Get in touch today! service@energy-tec.com.au 9309 0000

Ask us for an audit or comparative quote!

WHY YOU SHOULD RECALIBRATE YOUR BUILDING INSURANCE VALUATION NOW

By Wal Dobrow - Director

Wal Dobrow has a Cert IV in WHS and is a specialist in risk, safety and negligence. He has been a trusted advisor to the strata profession for over 35 Years.

BIV Reports provides strata compliance reports, including Asbestos Registers and Management Plans, Insurance Valuations, and Safety Reports and is one of the largest provider of 10 Year Plans in WA.

CAUSES OF CONSTRUCTION COST INCREASES

HOW CAN OWNERS PROVE THEY ARE A LOWER RISK

A The COVID consumer consumption explosion - Federal Grants to stimulate construction, other grants, less consumer recreational spending (travel restrictions, limited nights out, lock down allowing people to save their money), people at home deciding to renovate,

1 Maintenance planning and scheduling - a formal Plan that lists Items and the extent of work that has to be carried out on each Item (including from specialists - lifts, fire, painting),

B Loss of timber supply - 40% of eastern Australia timber lost in bushfires, California and other areas similar losses, timber mills shut down due to COVID restrictions, European bark beetle,

2 Proof that maintenance has been carried out - ie, records showing the date that roof gutters were cleaned, storm water pits and pipes jetted out, roof flashing checked, mechanical systems have been properly serviced and recorded,

C Increased shipping costs - increased 10 fold since 2021, shipping container shortages,

3 The property is safe from a negligence perspective - obtaining a Safety Report with proof that the recommended control measures have been carried out,

D Limited steel supply - flow-on effect to steel as a substitute for timber framing, limited workforce and manufacturing due to lock down restrictions,

4 That asbestos is properly managed - obtaining an Asbestos Register and Asbestos Management Plan with the recommended control measures carried out.

E Limited workforce, where backpackers previously provided a ready source of labour, travel was restricted by COVID,

It is common sense... if you were an Insurer, which property would you insure... the one with a good maintenance regime, no safety issues, limited disaster exposure, an appropriate asbestos management plan, and a recent building insurance valuation, or the property without?

F Disasters have used up construction materials, labour, and resources.

Recommendation - obtain new Building Insurance Valuations, as earlier valuations were carried out in an environment of an expected ‘steady’ increase in construction costs, not the current unknown volatile environment.

EFFECT ON INSURANCE A Insurers are attempting to claw back their losses from recent payouts for floods, bushfires and similar catastrophes, B Insurers are cautious on who they choose to insure in order to reduce their future exposure to risk, C Insurers are asking for asbestos reports, safety reports, maintenance plans to determine the risk of each property.

FURTHER CONSIDERATIONS Insurers also focus on the maintenance regime of each strata and community scheme to see if proper maintenance is regularly untaken.

Schemes that have a poor record of maintenance or are slow to respond, tend to attract a higher premium.

A proper re-valuation may not necessarily result in a higher recommended sum insured, particularly if the last valuation was older than 4 years, or the previous valuer has adopted the ‘cautious’ (over-valued) approach, but to the detriment of the owners.

NEXT STEPS Get a Building Insurance Valuation from the right consultant.

Avoid consultants that

Consequence - rapid rise in premiums, and insurers being more selective, with many schemes having difficulty in obtaining quotes for insurance, and when they can, are significantly higher for properties that are flood or bushfire affected land, previous high claims history, unable to prove proactive maintenance, or have insufficient funding.

HIGHER PREMIUMS ●

●

A State ‘combined’ experience (ie does that include the receptionist in their ‘combined’ years experience), B Do not provide a break up of professional fees, demolition and removal of debris, gst, escalation during the periods of the insurance term, reconstruction and certification.

The right consultant will A Physically inspect the property for the initial assessment, (beware of consultants that do not inspect the property),

In my view it is acceptable and prudent for insurers to increase the last valuation by an amount of around 2% pa higher than the expected increase in construction costs, however if left uncalibrated would have owners over-paying their premium (ie over 10% for five years),

B Have experience in strata and community compliance legislation, and understands multi layered schemes (varies in each State),

I have carried out hundreds of peer reviews of insurance valuations and in my experience around 75% have been over-valued.

Remember to

Wal Dobrow, Director, BIV Reports 1300 55 18 30

C Have a depth of experience in the current construction costs, D Have Professional Indemnity insurance of at least $10M.

A pay an appropriate fee - some consultants cut corners by not inspecting the property, ie owners try to save a few hundred dollars on a valuation, but end up paying thousands more in higher premiums over many years, B depending on the type of property, have the valuations carried out periodically (rough rule, residential property up to $5M each

Note, BIV Reports Pty Limited commenced as Building Insurance Valuations Pty Limited.

3 to 5 years, for greater than $5M then in the range of annual to

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three yearly).

How do we change a no pet by-law Q

A

I own a holiday house on a strata property in WA. The scheme has a no-pet policy.

This by-law goes back 30 years.

Some owners would like to bring their dogs on holiday with them. How do we go about changing this by-law?

A change/consolidation of bylaws would need to be raised at the next AGM or EGM.

If there is a by-law in place that states no pets and owners would like to change this law, then a change of by-laws/consolidation of by-laws would need to be raised at the next Annual General Meeting or Extra-ordinary General Meeting.

The change(s) in by-laws would need to be placed on the notice of the Annual General Meeting and then voted on at the meeting.

A change in by-laws requires a motion without dissent, which means that if one owner objects, the changes cannot take effect. It may also be prudent to review any local council laws for holiday parks and the allowance of pets.

Jamie Horner | Empire Estate Agents JHorner@empireestateagents.com READ MORE HERE

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Can an owner act as a scrutineer?

After concerns about the previous council of owner election, owners requested an ex-council member act as a scrutineer. We were told an owner couldn’t act as a scrutineer. Is this correct?

At the first AGM of our strata company, most members of the previous advisory panel were elected to the council of owners. Some owners were concerned about the validity of the count. It was carried out by the strata manager in secret with some unexpected results.

At the next AGM, owners asked for and selected an ex-council member to act as a scrutineer. We were told that an owner couldn’t act as a scrutineer, therefore, the vote went ahead, again with unexpected results. Can an owner act as a scrutineer?

26 www.lookupstrata.com.au

If the meeting agrees to appoint a scrutineer, there is no reason why an owner can’t be appointed, so long as the owner is not also a candidate in the election.

A scrutineer generally acts for a candidate in an election to scrutinise the voting and vote counting. Government election scrutineers are appointed under the legislation, and at corporation or club elections, scrutineers are appointed under their constitution’s provisions.

The Strata Titles Act 1985 (WA) (‘Act’), the Strata Titles (General) Regulations 2019 (‘Regulations’) and the Schedule 1 default by-laws do not provide for scrutineers in council elections. There is provision for an independent vote counter in the Regulations, but only regarding voting on proposals to terminate the strata scheme. Schedule 1 bylaw 5(7) allows the chairperson or a person they appoint to count the votes. In your case, the strata manager was appointed, but you don’t seem to have confidence in them.

First, you should obtain a copy of your bylaws to check whether they contain anything concerning scrutineers. If your by-laws provide for a scrutineer, you can ask the chairperson at the next AGM to follow the scrutineer procedure in the by-laws.

Where the Act, Regulations and bylaws are silent on the appointment of a scrutineer the chairperson likely has the power to appoint a scrutineer if asked to do so by the meeting.

If there is nothing in the by-laws concerning a scrutineer, you have the following options:

4. The owners voting at the meeting can all waive their rights to a secret vote and allow every vote to be made public.

1. You can propose a by-law providing for a scrutineer in council elections. However, such a by-law will have to be passed by a resolution without dissent.

If the meeting agrees to appoint a scrutineer, there is no reason why an owner can’t be appointed, so long as the owner is not also a candidate in the election.

2. The chairperson can be asked under governance by-law 5(7), if it applies to your strata company, to appoint someone impartial to count the votes.

Eduard Ferreira | Douglas Cheveralls Lawyers eduard@dclawyers.com.au

3. The chairperson of a meeting is bound by the by-laws, the Act and the Regulations, but beyond that, has the power to decide upon the procedure at the meeting.

READ MORE HERE

Can a tenant be a volunteer strata manager?

I live in a five unit strata complex. My son owns the unit and I am a tenant for life. As a tenant, can I be a volunteer strata manager for the units? Previously, I was an owner occupier in a scheme for eight years where I managed a complex of nine units.

If the person is not an owner of a lot in the strata titles scheme, we do not believe this person can act as a volunteer strata manager.

28 www.lookupstrata.com.au

Under Section 3 of the Strata Titles Act 1985 – Volunteer Strata Manager – Means a strata manager of a strata company who – 1. Is the owner of a lot in the strata titles scheme; and 2. Does not receive any fee, reward, or benefit for work performed as a strata manager other than on honorary fee or reward not exceeding, in an amount fixed by the regulations, that amount; and 3. Personally performs the work of the strata manager.

Section 144 of the Strata Titles Act 1985 as amended in 2018 further states: 1. Despite an authorisation under Section 143, a person is not authorised

to perform functions as a strata manager unless – a. A contract or volunteer agreement is in force between the strata manager and the strata company; and b. The requirements of the regulations are met by the strata manager and each agent, employee or contractor of the strata manager for – i. The conduct of, and verification of the conduct of, criminal record checks; and ii. Education or other qualifications; and iii. any other matter relevant to the performance of functions as a strata manager; Strata Titles Regulations

We are a proudly Western Australian firm that advises on strata law Our experienced team assists strata managers, council members and individual lot owners with clear and practical advice.

Call us today to find out how we can help you resolve your strata issues.

Contact us Call 9200 4900 or email Elizabeth at admin@civiclegal.com.au civiclegal.com.au

2019 – section 94 – A volunteer strata manager must table a national criminal record check obtained in relation to the strata manager at a meeting of the strata company or the council of the strata company at least once every three years.

Section 95 of the Strata Titles Regulations 2019 stipulates that the educational qualifications prescribed for strata managers do not apply to a volunteer strata manager.

If the person is not an owner of a lot in the strata titles scheme, we do not believe this person can act as a volunteer strata manager.

Marietta Metzger | magixstrata marietta@magixstrata.com.au READ MORE HERE

Where do I find our scheme number?

I am the treasurer for a small strata plan of 4 units. I am looking for a new insurance quote. The insurance company has requested our valid scheme number.

Where do I find this? We have always used ‘owners of strata plan xxxxx’.

Each strata scheme also has a unique number allocated to it by Landgate.

30 www.lookupstrata.com.au

What’s in a name…

For some strata schemes, the developer goes to a great deal of creative effort and imagination to come up with a luxurious sounding name befitting of the hanging gardens of Babylon. Other times, the strata scheme can be unimaginatively described as “2 Smith Street Perth”.

The scheme name is shown on the front page of the “Strata Plan”, now known as the “Scheme Plan”.

Each strata scheme also has a unique number allocated to it by Landgate.

The strata scheme name and number form the identity of the strata scheme EG:

d. has, subject to this Act, all the powers of a natural person that are capable of being exercised by a body corporate.

6. The governing body of a strata company is the council of the strata company.

7. A strata company may have a common seal, but it does not have to do so.

8. A strata company is comprised of the owners for the time being of the lots in the strata titles scheme (who are the members of the strata company).

Shane White | Strata Title Consult shane.white@stratatitleconsult.com.au READ MORE HERE

The owners of “[scheme name + scheme type + scheme number]” under section 14(2) of the Act, e.g. Pretty Ponds Strata Scheme 12345.

Whenever referring to the strata scheme (a legal entity in its own right) the full name and number must be used.

14. Strata Company

STRATA COMPLIANCE REPORTS

1. On registration of a strata titles scheme, a strata company is established for the strata titles scheme.

2. The name of the strata company is “The Owners of [the name of the scheme] (survey-strata scheme/ strata scheme [according to the type of strata titles scheme] [the reference number allocated to the scheme by the Registrar of Titles])”.

3. The name of the strata titles scheme is the name stated in the scheme notice.

4. The address for service of the strata company is the address for service stated in the scheme notice.

5. A strata company —

QU EFFI ICK C SERVIENT ICE

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a. is a body corporate; and b. has perpetual succession; and c. is capable of suing and being sued in its own name; and

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Our AGM is five months overdue

32 www.lookupstrata.com.au

Q

We are over five months late for our AGM. Is the strata manager in breach of legislation by delaying the AGM?

The financial year for our strata plan ends on 30/11. We still haven’t had our AGM and are over five months into our new financial year.

The registration date of our strata plan is 30/10.

Is the strata manager in breach of legislation by delaying the AGM? If this is outside the legislated period, what do we need to do?

A

The council of owners need to speak to the strata manager and request they send a notice of meeting as soon as possible.

Section 127 of the Strata Titles Act Annual General Meetings of strata company notes:

1. A strata company must hold an annual general meeting once in each 12-month period and not more than 15 months after its previous annual general meeting.

If your financial year ended on 30 November, it is ideal to have the meeting within 1 to 3 months from this end date. You are already nearly halfway through the next financial year.

The key legal aspect is that your meeting must be within 15 months of the last AGM, so you need to check that date.

The council of owners need to speak to the strata manager and request they send a notice of meeting as soon as possible and to see if the strata manager is capable of holding meetings closer to the end of the financial year date.

Jamie Horner | Empire Estate Agents JHorner@empireestateagents.com READ MORE HERE

Specific resolutions required for a change of bylaws

34 www.lookupstrata.com.au

Our recent AGM considered a motion to change our pet bylaw. There was confusion around the voting process and the motion did not pass.

Should the vote be declared invalid and another meeting be held to decide on the motion?

Our recent AGM considered a motion to change our pet bylaw. The strata manager/ chairman spoke against the motion. After some disorganised discussion, a show of hands was taken and the chairman declared the motion did not pass.

Presuming the current bylaw is a Schedule 2 bylaw, this would require a special resolution as defined by Section 123(4) of the Strata Titles Act, so the votes need to be counted by both number of lots and unit entitlement to determine the correct outcome.

Over the following days, owners communicated they were confused by the process. Some feel the count was incorrect and may not have considered unit entitlements. Due to the confusion about the entire process, should the vote be declared invalid and another meeting be held to decide on the motion?

If the correct procedure was not followed, we recommend the council of owners arrange another general meeting that is convened in accordance with the requirements of the Strata Titles Act.

Changes to bylaws requires specific resolutions.

Changes to bylaws requires specific resolutions and cannot just be done via a show of hands.

The Council may wish to consider seeking appropriate advice on the requirements.

Andrew Chambers Chambers Franklyn Strata Management andrew@chambersfranklyn.com.au READ MORE HERE

The respective motions are also required to be on the meeting agenda and comply with the requirements for calling a general meeting as per the Strata Titles Act 1985.

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Parking on common property in a two lot scheme Q

The other owner of our duplex parks on the common property in front of their garage door.

They restrict access to my garage. What can I do?

I live in a duplex. The other duplex owner parks in front of their garage door on the common driveway. They restrict access to my garage.

I have spoken to the owner, but nothing has changed. The council cannot help because we are on private property.

Is there something I can do?

A

As you are in a two lot scheme, my recommended approach is very different from what I would recommend in a larger scheme.

Parking is one of the most common disputes in strata title properties. To resolve parking disputes, you must first understand the by-laws that are applicable to your scheme. It is common for a strata company to amend the standard by-law associated with parking and/or to have exclusive use by-laws associated with parking bays. As I do not have that information, I will work on the assumption that the Standard Schedule 1 Governance By-Laws and Schedule 2 Conduct By-Laws are all that apply to your scheme. The Standard By-Law pertaining to parking reads: 1. Vehicles and parking • An owner or occupier of a lot must take all reasonable steps to ensure that the owner’s or occupier’s visitors comply with the scheme by-laws relating to the parking of motor vehicles.

• An owner or occupier of a lot must not park or stand any motor or other vehicle on common property except with the written approval of the strata company.

36 www.lookupstrata.com.au

Given that you are in a two lot scheme, the strata company consists of yourself and the lot owner you are in dispute with. For this reason, my recommended approach is very different from what I would recommend in a larger scheme. To resolve the breach of by-law, I would suggest carrying out the following in this order: • Talking with the neighbour in a peaceful manner.

• Put your concerns in writing. Keep the tone to the point and non-threatening.

• Prepare a breach notice and issue the notice to your neighbour advising they are in breach of the by-law.

• Be careful to ensure the notice is compliant with the Strata Titles Act 1985.

• A strata consultant or lawyer would be able to assist in preparing a breach.

• If necessary, continue to issue up to three breach notices.

• Apply to the State Administrative Tribunal (SAT) for the matter to be resolved before the tribunal (Penalty can apply).

SAT is a low cost jurisdiction and you can carry out this process without legal representation. Whilst parking disputes are often straightforward, you may want to consider legal advice and guidance on the SAT process prior to proceeding. It would be appropriate to arrange a discussion with a lawyer that specialises in strata law.

Luke Downie | Realmark ldownie@realmark.com.au READ MORE HERE

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STRATA MYTHS As we know, strata living is a great way to experience a vibrant, connected community in a convenient location, so it’s no surprise to see the number of Western Australians that are flocking to strata communities, to enjoy all it is they have to offer. However, with the rise in popularity of strata, also comes the perpetuation of certain myths surrounding strata living, that often cause confusion and misunderstandings among residents and owners.

www.wa.strata.community admin.wa@strata.community

Myth #1 Pets aren’t allowed in strata lots in WA. One of the most common misconceptions surrounding strata living is that there is a restriction on pets being able to live in apartments and townhouses in Western Australia. The WA Strata Titles Act 1985 does not create a specific restriction that limits the ability of strata residents to keep pets. However, the bylaws of your specific scheme may restrict the keeping of pets, so whilst the majority of schemes allow pets under reasonable conditions, it is important for tenants to check their own bylaws to ensure that they are not in breach.

Myth #2 Living in strata means the loss of privacy and independence.

Due to the communal nature of strata living, many people believe that residing in a strata complex means sacrificing their privacy. Whilst living close to others does require one to make certain considerations about how their actions impact others, strata residents can still enjoy independence and personal autonomy. Strata scheme by-laws often dictate restrictions on the level of noise, and outline expectations of respectful behaviour that allows residents to fully enjoy their personal space.

Myth #3

Myth #5

Strata by-laws cannot be changed.

Strata living is only for young people and retirees.

Strata by-laws are not laws that are set in stone for eternity. The by-laws that govern a strata complex can be changed, if necessary, either through a vote by the owners of the strata scheme or via order from the State Administrative Tribunal. However, that’s not to say that by-laws can be changed on a whim. Any changes to by-laws must be reasonable, agreed upon and not unfairly impacting residents for any reason. Importantly, strata managers play a key role in ensuring that the by-laws for a strata scheme are implemented correctly.

Strata living is often associated with being particularly attractive to both retirees and young professionals, due to its convenience and relatively lower cost barries when compared to standalone homes. However, in reality, strata communities are incredibly diverse, and are made up of a myriad of different kinds of people.

Strata living can be, and is, suitable for families, singles and people of all ages, demographics and lifestyles. The range of amenities, communal spaces and engagement opportunities make strata appealing to all. To create a sense of community in strata, ensure that as a tenant an effort is made to get to know your neighbours, attend events, encourage participation and responsivity to concerns and the needs of others.

Myth #4 Strata levies are too expensive and unnecessary.

Some potential residents of strata are often deterred by what they perceive to be the high cost of strata levies. However, strata levies are essential to maintaining the strata property and the associated common areas. They cover all costs that contribute to making strata living so appealing, such as building maintenance, insurance, gardening and other shared expenses.

Strata levies are determined through a process of budgeting, prioritisation and the projection of expenses for the year, to ensure that the levies are fair and equitable.

08 9381 7084 www.wa.strata.communi

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Should we complete a Taxable Payments Annual Report?

Q

We employ several part time or permanent contractors and the odd tradesperson. Some charge GST while others are not registered. Should we complete a Taxable Payments Annual Report?

A

Thankfully, ‘No’.

The short answer here is, thankfully, ‘No’… well, at least at the time of writing (March 2023).

The Taxable Payments Annual Report (TPAR) is a form that reports payments made by an entity to contractors and subcontractors during the preceding financial year. It is a compliance obligation on entities that operate in certain industry sectors and needs to be lodged with the Australian Taxation Office (ATO) before 28 August each year.

The ATO’s reasoning back in 2012 for introducing TPAR was to better ensure that contractors operating in sectors deemed to be prone to ‘cashies’ were declaring all of their income and paying their fair share of tax. By having payers list each contractor’s ABN and contact details on their TPAR form, the ATO was looking to create a mechanism by which they could compare the figures of a contractor’s tax return with the totals reported against their ABN in the various TPARs of their customers.

40 www.lookupstrata.com.au

The first low hanging fruit at inception was the construction industry… and several others have been added since, including cleaners, couriers and IT services.

It’s important to note that it’s the industry or sector that the payer operates in that determines whether they need to prepare a TPAR. If an entity happens to pay a construction contractor but collects the majority of its income from services or goods totally unrelated to any TPAR industry, there is no need to lodge a TPAR. The service supplied by a strata company (aka owners corporation, community title scheme etc) is the maintenance of the common property of the strata scheme.. which does not currently fall under the ATO’s list of TPAR applicable industries as at the date of writing this article (March 2023). Naturally, though, additional industries will be added over time and with the prevalence of contractors engaged by strata companies, don’t be surprised if this situation changes. For now, though – we’re safe.

More information on the TPAR can be obtained from the ATO’s website.

Phill Geary | Ascend Business pgeary@ascendbusiness.com.au READ MORE HERE

Join us for our CHU SCA (WA) 2023 Owner Convention, where we have collated a number of topics specifically relevant to owners living in strata. Come together on Friday, 23 June 2023 to explore what can be achieved using the Power of Community, and gain new perspectives about working and living in strata.

Featuring a full program of expert speakers including a keynote speaker, a trade show exhibition, and extensive opportunities for networking, this convention will leave attendees inspired to make individual changes that can make a world of difference.

Building a community to accomplish good things can be challenging, but with strong leadership, good relationships, and sound knowledge, a positive encouraging culture can be created.

Meet the keynote speaker: Josh Byrne Josh Byrne is an environmental scientist and urban design professional with a national profile as a consultant, researcher and communicator in urban sustainability. His approach is leadership through demonstration by engaging in projects that provide opportunities to test innovation, build capacity and share learnings with stakeholders and the wider community.

Well known as the WA presenter on ABC TV’s Gardening Australia program, Josh is the Director of Fremantle based landscape architecture and urban design practice Josh Byrne & Associates, and is Dean of Sustainable Futures in the Faculty of Humanities at Curtin University. He is a board member of the Waste Authority of Western Australia, the Botanic Gardens and Parks Authority and a member of the State Design Review Panel.

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The Go-To Strata Lawyers P: 08 9380 9288 W: https://www.dclawyers.com.au/ E: office@dclawyers.com.au

STRATA LOAN PROFESSIONALS StrataLoans

The Experts in Strata Finance P: 1300 785 045 W: https://www.strata-loans.com/ E: info@strata-loans.com

Lannock Strata Finance

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

Austrata Finance

Pay Now or Pay Later: It’s Your Choice® P: 1300 936 560 W: https://austratafinance.com.au/ E: info@austratafinance.com.au

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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

SVN | Strata Management

Global Strength - Local Presence P: 08 9427 7955 W: https://perth.svn.com.au/ E: info@svnperth.com

CLEANING / CLEAN AIR Actualised Industries

A breath of fresh air P: 1300 728 760 W: https://www.actualisedindustries.com.au/ E: admin@actualisedindustries.com.au

CLOTHESLINES Lifestyle Clotheslines

Clothesline and washing line supplier & installer 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

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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

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

Rawlinsons

Calculated Confidence P: 08 9424 5800 W: https://www.rawlinsonswa.com.au/ E: info@rawlinsonswa.com.au

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MARKETING

DELIVERY & COLLECTION SERVICES Groundfloor™

Ki Creative Design

Purposeful Design Solutions P: 0451 541 006 E: kiara.mcilroy@gmail.com

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

LIFTS & ELEVATORS Innovative Lift Consulting Pty Ltd

Australia’s Vertical Transportation Consultants P: 0417 784 245 W: https://www.ilcpl.com.au/ E: bfulcher@ilcpl.com.au

The Lift Consultancy

Trusted Specialised Advice P: 07 5509 0100 W: https://theliftc.com/ E: sidb@theliftc.com

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