The blind leading the blinds

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  • 23/03/2012 at 9:54 am #8005
    struggler
    Flatchatter

      Our EC has just announced that they are considering allowing owners to install external blinds to protect from the northern sun at their own.  These blinds would be visible from common area and from every unit.  This is for only one side of the complex who have only one room exposed to the sun. The other side of the complex has their entire living area/dining area and bedrooms exposed to the northern sun all year every day, but no mention of that side of the complex.

      Am I wrong to believe that without proper documentation and consideration that this could be a shamozzle?  Should there be a bylaw stipulating the size, colour, maintenance, height for any such external fittings?  And should they also consider the other side of the complex, what they can or cannot do and have a separate bylaw drawn up for them.  On this side anything attached externally would not be visible from common area, but shouldn't they still look to ensure it is not open slather?

      Though I am a great believer in owners in strata being able to protect themselves from the elements and have an environmentally friendly cool/warm environment and lessening the dependance on air con, I do feel that it needs careful consideration.  For instance, blinds would have to be motorized and perhaps sensors to retract them in heavy winds.  An expensive exercise when those who have sun exposure to their entire premises have found internal blinds and curtain very effective at reducing internal heat.  But no one on that side is on the EC.

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    • 23/03/2012 at 10:24 am #15060
      Jimmy-T
      Keymaster

        You are absolutely on the money here. This is going to require a 75 percent vote in favour anyway so you have a lot of wriggle room in terms of nudging people towards doing the right thing.
        I would be suggesting that the EC spends some money investigating the options and then comes up with a couple of alternatives, one of which will eventually be locked in as the preferred option through a vote at a General Meeting.
        By the way, it’s vitally important that these changes are only approved on the basis that the individual owners have to repair and maintain them. One of the biggest costs in new apartments fitted with these increasingly popular sliding external metal blinds is maintaining the things as they don’t last too long before they get broken, bent, jammed or fall off their rails.

        The opinions offered in these Forum posts and replies are not intended to be taken as legal advice. Readers with serious issues should consult experienced strata lawyers.
        23/03/2012 at 10:46 am #15061
        struggler
        Flatchatter
        Chat-starter

          Thanks for the backup Jimmy.  I believe they would be looking at fabric external blinds.   In my experience even the best fabric with the best promise of lasting against direct sunlight, will deteriorate, fade and the fabric will break down over time. And the owners on that side would no doubt welcome the glimpse of sun that comes into that one room in winter time.  Leaving the blinds retracted for 6 – 8 months of the year!

          I fear that the EC believes this will be “easy” and haven't looked at the bigger, long term problems of this “solution”.  Nor are they looking further afield.

          I have visions of looking out at shabby frayed blinds of different shades due to fading, with owners crying poor and therefore unable to fix/replace.  

          23/03/2012 at 11:38 am #15062
          Anonymous

            We installed the simplest of blinds which drops down from the outside of the ceiling / roof to the outside of our NE facing top, 3rd level balcony about 8 years ago made out of some sort of synthetic fabric that has lasted unbelievably well and changed our lives, really. It virtually gave us another, cooler room in summer. (Note: blind drops vertically, no metal bars.)

            We had the set-up professionally measured and installed, took the consultant's advice and it was all a very worthwhile experience. Happy to give you the brand: Supershades (edit it out JT if you need to). 

            Our unit is not visible from the street, just neighbours' freestanding houses. We did it without permission. Naughty us.

            26/03/2012 at 7:56 am #15093
            struggler
            Flatchatter
            Chat-starter

              The windows where they want to install these blinds are two storeys up, no balcony and would have no access to external opening mechanisms so would have to have a remote device installed so blinds could be operated from inside the bedroom.  An external device would require the fly screens to have a “doggy door” to allow the occupant to stick their arms out and open/close blinds.  I would be concerned with anyone perhaps leaning on flyscreens two storeys up.  And in past comment made by the EC, they think it is just a matter of going to the hardware store and getting a blind.

              There is also the matter of colour.  This complex is like a fancy neopolitan ice cream, roof one colour, guttering slightly different, window trims different to door trims, and posts/supports another colour.  A light colour for the blinds would show the bat poo, gum tree sap and get dirty.  A dark colour would soon be bleached by the bird poo.  And how to clean? 

              Then there is the fact that the members of the EC do have a history of “close enough is good enough” or “oh just let them damage/change common property, whats the harm”.  They think that if just a few give their OK and that if the owners themselves pay for it, it will all be OK.  And if someone gets a different colour or type, they will just roll over and say “that's OK”.  Am concerned that their lack of concern will lead to us living in a complex with a patchwork quilt appearance. 

              I know from past experience that this EC would not consider any of the above, nor would they think of a bylaw to not only cover their blinds, but any shade providing structure/device that perhaps the residents on the other side of the complex may want to consider.  As I have said before, I am not against any owner/resident wanting to improve the heating/cooling of their homes using “greener” methods, but you have to look at all angles, all possibilities, and cover all bases.

              30/03/2012 at 7:57 am #15159
              struggler
              Flatchatter
              Chat-starter

                At the AGM, the incoming EC (party of one) mentioned the blinds.  Only one other owner thought it was a good idea.  Interestingly, when the matter of units on the other side of the complex facing full north sun, the incoming EC said that it is OK for them, they can do whatever they like outside their units because it doesn't overlook common property.

                So according to them, those on the other side can built structures bolted onto the exterior wall surface, extended from the roof, to their hearts content!  Just because it is “in” their courtyard.  Someone had to tell them that it just isn't so.  They have been on the committee for 6 years!  Makes me wonder what they have told people is OK in this complex over the past year or so (they don't like to put things in writing, they just “talk” to them).

                Have great hopes though for the future in this complex with a new person, who by all accounts seems to have a working knowledge of strata, now on the committee.  Fingers crossed.

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