50k Special levy with 1 month notice and another one coming…

Hi,

I live in a 12-unit block, out of that 7 units are owner occupied, 3 units are owned by one investor and another 2 units by two separate investors.

In October 2015 each owner was encumbered with 50k for remedial work to balcony, replacement of balustrade and window. At AGM 2015 meeting we were given one-month notice to deposit 50k each with no planning or prior notice regarding the special levy. Unfortunately for me the rest of the committee agreed to go ahead with the remedial work without sourcing competitive quotes or opting for progressive payments. We had only 25k in sinking fund.

The remedial work was scoped poorly and the deficiency led to numerous work variations that blew the budget and still running 2 months behind schedule. Due to the poor scoping the contractor has added 12 variations amounting to 88k. Contractor has not demonstrated that they could scope, deliver the project in time nor within the agreed budget. In my opinion they should not be given the work anymore.

The treasurer and strata manager created a budget last week. The treasurer sent us email regarding raising another special levy (88k) before Christmas with agenda for executive meeting prior to next weeks AGM. The financial commitments detailed in the Agenda reads as if the Treasurer and the Strata manager have already made the decision. Another special levy does not seem necessary and certainly not fair on impecunious owners who are surviving on limited income. 

I suggested the following below that has fallen to deaf ears:

1. My numerous request to source competitive quotes has been ignored.
2. I suggested progressively payment of special levy to build the sinking fund and having a staged work plan over next 5 years
3. My request for a full report from contractor to determine the lead-time of delivery and the immediate impact has been ignored.

Unfortunately, I am doubtful that my recommendation will be taken on board at the executive meeting because the investors and the secretary have vested interests and they will vote for raising another special levy.

Is there any legislation regarding how to raise the special levies? What are my options? Any suggestions at this stage would help.

To make matter worse the secretary approved 2-work variations without informing the committee. Can the secretary take such financial decisions alone?

Your advice is greatly appreciated.

Regards

Desperate owner.