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The Section of the NSW section for lots responsible for an insurance premium increase (Section 82) requires their “consent of the owner” when presented with the explanation and cost. If they dispute it then it’s off to NCAT and you’re going to need some evidence to take with you.
We had an insurer come back to us today seeking police checks for a Vape shop in a complex and it looks like their cover will need to go off shore because nobody local wants to touch it.
Tattoo studios are also difficult to insure.
We were lucky to have a bank manager, who was serving on the strata committee of a self managed strata. He told us we would save a lot of money by going self managed.
This is a very broad statement when you balance the investment of personal time to manage the property (because not having an SM doesn’t mean you get to stop doing all that is needed) vs the fact that not all companies are out there trying to make a tonne off your scheme.
The company I work for has fees that run between $1 to $2 per day per lot and we’re very upfront with notifying when requests could result in a schedule b charge and give the committee an opportunity to side step it or accept it.
When everyone gets along, it’s great. The first person that doesn’t like how things are going or the first by-law that starts getting broken it will be then you have to wonder if $1-$2 per day per lot is worth the headache.
Who is sending the invoices through? It is the Committee Treasurer with an instruction to pay?
What is the delegated authority in the Agency Agreement?
As a strata manager I wouldn’t be paying random invoices sent in from owners however if I have an instruction from the Strata Committee then it’s my job to pay that invoice.
Some management software will allow for the Treasurer (or whomoever the committee appoints) to pay the invoices and remove the strata manager from the equation.
Current NSW Legislation in Strata Plans (Section 137B Strata Schemes Management Act 2015) does not allow for an Owners Corporation to reasonably refuse pets. I have seen OC’s go to NCAT who decided that 2 x dogs was not “reasonable” and they lost.
You must however apply for approval via your strata committee.
I have a picture of a goat on a third floor balcony. I think that one would be seen as unreasonble.
Community Title is quickly catching up with some further updates the the legislation expected this year.
It would not be reasonable to refuse a legitimate companion animal that was appropriately registered.
As a strata manager I am often getting emails from owners “why did the levies go up so much!”
The Strata Manager does not set the budget which results in the levies. The Owners Corporation, made up by Owners that attend the AGM are the ones that set the budget and have influence over what the levies are.
If you want to know more about what’s driving these changes being on the committee and/or being at the AGM is the best thing to do.