Strata Chat with Joey: Recent Episodes
Jo Bennett
I talk about body corporate in Qld, including what sucks and what should be fixed. Please comment/tweet me.
Today I discuss the committees option to replace a retired committee member by voting at committee level and appointing a new committee member.
I recently had to oversee a Dektites replacement project. This episode discusses what Dektites are and why you might need to get them replaced.
Today I tackle a reported water leak and give an outline of the steps I will take to assist the committee get on with finding and fixing the source of the leak. It starts with more evidence.
Today I talk about how we’ve been able to cure a lot of ongoing maintenance issues by having access to the information and resources provided by occupiers working from home.
As a body corporate manager we are often forced into the role of project manager and today I highlight the ups and downs of that.
I’m having fun and games with a building full of tenants who cannot connect to the NBN. Is NBN in the building? Is it on every level? If it’s on every level why does it not work in the units? Why don’t the NBN plans match with what is actually wired into the building? Wait is that cabling for security cameras or does it house NBN infrastructure? This episode is about my attempts to solve this problem for owners.
Solar panels can be a great way to defray rising electricity costs for a body corporate but they come with their own issues. For example the committee needs to think about budgeting for ongoing cleaning of the Panels each year. Debris and nesting material left by birds can be a fire hazard so regular maintenance is important.
In Episode 198 I talked about a Scheme with a split committee in which no agreement could be reached and the in fighting was preventing the committee with getting on with important decisions that needed to be made. Well with the AGM came a new committee and now we get to press on with more important issues than petty point scoring. Expected fire works at the AGM and was not disappointed.
Development approvals can be tricky and today I explain problems with a bin enclosure being in each units courtyard.
A commonly failing little known piece of infrastructure is the tempering valve. As a body corporate manager I often do not know what is or is not working when it comes to hot water. Today I talk about tempering valves and the purpose they serve.
Following an interesting call from an owner about a bush Turkey that has moved in to her complex I have decided to share my bush turkey secrets. It is not a body corporate issue, bush turkeys are protected.
Do you or someone you know have a ventilator, respirator or kidney dialysis machine at their home? Have they registered that life support system with Energex? Today’s chat is about the importance of registering and government concessions available.
I have a Scheme with a split committee which has made it hard to get agreement on anything really and when it comes to the AGM agreement is kind of critical. So this is how I managed that.
I had a 20 minute phone all with a Committee member on Friday who was disappointed other members of the Committee continued to disagree with him and he is wallowing in that disappointment. But that’s not the end of it. If your project is reasonable, if it’s genuinely going to positively impact the scheme then keep putting your point forward. People change, opinions change. Be the positive change you want to see.
We never get all the docs we need for a building and I have a scheme that is getting rendering repaired and we did not have the paint specs. Contacted the original builder and they sent the paint specs right over. I call that a win.
I have managed to smash out 4 sets of minutes and got my emails down to 105. I’ve had no major maintenance issues which is great. Have spent quite a bit of time training a new assistant. Would like to be further in front but not there yet.
I’ve got one budget done, that fishing water leak resolved itself and I am down to 117 emails. I am getting work done but it’s very slow. The good news is no further meetings today.
I am down to 127 emails, I I have one gushing water leak, I have 12 agendas to go out this month, 7 sets of minutes. I’ve had one 40 minute meeting already and it’s 10.30. On my way to grab coffee.
Welcome to an overview of how I spend my days. This is waking up and getting to the gym.
I manage a scheme where one Committee member is alleged to be making other owners uncomfortable to the point of bullying. All of those allegations aside, there are options open to the committee members and today I provide a quick overview of those options.
Yesterday an angry Committee member called me to complain the I had not taken a step in a matter when he was the only Committee member to have instructed me. I realised he thought his one instruction was sufficient. But in a Committee situation it wasn’t.
Today I explore those options open to the Committee who have received a Workplace Health and Safety report with a long laundry list of items to be attended to. It’s not all bad news and with good management those items can be dealt with.
In this episode I talk about dealing with neighbours and how to go about seeking access to their lot where that might be needed to put up a ladder and clean gutters or wash windows.
Now that my friend has exited his former firm I’ve started researching and reading cases about secret commissions to get a handle on the important issues and hurdles.
It’s a difficult time of year when contractors are on holidays. I am struggling to get meaningful information from various contractors to pass on to my Committees and it’s quite frustrating. Having a bit of a vent.
Even though you have the right as an SFP owner to maintain your roof, you should consider getting approval and having your solar panels noted on the records as being on the roof for your scheme.
Not all buildings are built the same, some require very specific fire protection assets to be installed like fire pumps and back to base monitoring. These requirements are set by the Council and Certifier’s involved in getting the building ready for human habitation.
Make sure you seek permission for the For Sale sign to be erected, email your body corporate manager to find out how to seek permission.
Today I describe what a building Format Plan is and why that plan type will determine to a large extent what is a body corporate maintenance responsibility and what is a lot owner maintenance responsibility.
The first question we ask as Body corporate managers whenever a maintenance issue arises is what type of plan the scheme was registered under. Today I talk about the Standard Format Plan scheme and common owner maintenance issues.
There are certain decisions that a Committee has no “jurisdiction” to make. This episode is an overview of that.
Today I talk about the standard motions which body corporate owners are required to vote on at each AGM.
In this episode I talk about the 5 most common mistakes/issues a Committee might mis-handle and how to manage that better.
An overview of shortfalls in my day to day role that I am confident can be cured by advances in artificial intelligence, software programs that will help me to better support Committees and get onto their queries with a timely response.
As we plunge in to Stage 2 of the Cladding compliance project it seems the QBCC are expanding their scope to consider what attachments to the common property of the building are or might be flammable. It’s possible the QBCC might want to make it a requirement for things like an air conditioner to now be certified or for plantation shutters to now be certified but we don’t have enough information just yet.
A bit of background to the by-law drafting process as a former property lawyer to explain why you might have a set of by-laws that don’t really work for your scheme.
Water leaks are a bitch, but it’s not always the case that a random contractor who touched one aspect of your building is forever responsible for every single other water leak problem that arises after they have visited your scheme. Today I discuss an ongoing water leak issue I’ve been grappling with.
What options are open to a Committee if they notice vacant land next door is being built on? What if a crane shows up and building material is being sailed in the body corporate’s air space? This is a very niche area but yes there are options. More importantly the body corporate could get money out of that neighbour.
I’ve not seen a sinking fund forecast that includes waterproofing even though the body corporate is often responsible for replacing it over time. In this episode I talk about why it’s not included and what a Committee can do about that.
I have a Committee that can not agree to pay a contractor and following a recent vote change the majority Committee now want to allow payment. It’s not straight forward as I can’t just authorise payment as a body corporate manager. In today’s episode I talk about how I will manage the situation moving forward.
A Committee member who was a bit of a handful has passed on. I feel conflicted because we didn’t always agree and projects at the scheme were not completed. Today I talk about the paperwork side of death and your body corporate. We are always the last to know.
Sometimes as a body corporate manager we will fail to meet committee expectations and they will press the owners to sack us. It’s a fact of life that I cannot please everyone. When a scheme exercises their right to go elsewhere my job is to work with them to ensure a smooth transfer of their records to the new company.
I have a scheme full of older ladies very keen not to spend any money on the place and their fire compliance was woeful until the most recent AGM where they finally agreed to get their fire doors tested and appoint a fire contractor.
As we approach the end of Stage 1 for Cladding compliance it turns out the QBCC has very unhelpfully written to some owners directly, causing alarm and concern. Doing the best we can to manage that but it’s not easy when owners often don’t read what has been sent to them at first instance.
How I usually prepare a draft sinking fund budget where there is no sinking fund forecast or it is completely out of date.
Sometimes individual Committee members will disagree with each other and it’s not always a bad thing. If Committee members can remain respectful and reasonable in their dealing with each other it can mean outside the box solutions are uncovered.
A scheme I manage was presented with a sewer pipe issue and two contractors with different points of view on how to deal with the issues. These are both good firms with experience and so I called both to get an explanation on the difference between relining a sewer pipe as opposed to replacing it.
A quick overview of what a WH&S report covers and why a body corporate would consider getting one to protect itself.
I’ve previously talked about secret commissions a body corporate manager might be taking and today I wanted to talk about the types of secret commissions a caretaker might take.
If your scheme has a Certificate of Classification noting it as a Class 2-9 then an annual fire Evacuation Practice is required by law. Today I talk about what that Practice would look like and where to find forms if you want to DIY.
An insurance valuation tells the body corporate’s insurance provider what the correct building sum insured (BSI) is for a scheme at any one point in time. They do go stale so it is an important document to keep updated. Legislation says to get one every 5 years but where the building industry is in a state of flux I normally suggest it every 2-3 years.
In this episode I describe my decision to push my comfort zone by talking to people at my local gym to see whether I could create a community that I wanted to keep coming to. I think so far I’ve been successful. There might be lessons here for those trying to feel comfortable living in the community they have chosen for themselves.
Just because you may mark an email as private and Confidential does not mean it will be treated as such. By rights everything you put in writing to your body corporate manager should go into the records but sometimes emails are sent in error.
I have a larger scheme with 7 characters Committee members one of whom is the Chair/Sec/Treasurer and who has been communicating directly with contractors without the support or knowledge of other Committee members. Today I talk about the standard 6 steps the Committee decision making process should follow.
Today an overview of concrete cancer and the main 6 steps to consider when dealing with that issue.
I am looking forward to today’s meeting because I’ve looked after this scheme for a bit over a year and now we get to catch up and reflect on all the years worth of projects that have been completed. It’s a great Monday and I really enjoy seeing Committee members happy because we’ve pitched in and got their scheme up to date. Happy days.
So this form is being presented to Committee members on site to sign and some are concerned as to what it is and what it does. Today I go over what that form contains.
A quick overview of a form provided to me by a plumber once a new HWS was installed. Details about what goes into this document and what I intend to do with it.
I am having a woeful time with fencing contractors at the moment. They either don’t return quotes or don’t show up for work. I’ve had schemes pay a deposit only for the fencing contractor to turn off their phone and not show up. Totally over it.
If you are ignorant then don’t be rude. I will help anyone that is new to Strata and I love to do so but if you are rude you will not have a good time. Every lesson from kindy is still relevant to owning a Strata property today: share your toys, don’t call people names and play nice together.
In this episode I compare two scenarios for an older scheme that is about to start experiencing lots within the scheme being renovated. I discuss what to expect if the scheme is not prepared and how a committee might prepare itself by changing by-laws and consulting with owners.
A QBCC licence is required for work over $3,300 and any work over $1,100.00 where it involves hydraulic design and in fact any building work that involves drainage, plumbing, gas fitting, termite management, fire protection.
In this episode I talk about the down side of getting personally involved in a scheme. I’ve let my dislike of a Committee member cloud my judgement and it’s time to be honest about that and resolve the issue.
Sometimes an owner or and agent will see an issue on the common property and decide to repair it themselves before seeking a Reimbursement from the body corporate, but this is dangerous. The committee must see to the common property and that includes getting quotes for work and getting advice on whether the issue is body corporate or not. If you go ahead without approval the committee may say they are not covering the expense. Always bring maintenance issues to the attention of the committee.
Hoses on balconies are problematic as often a balcony will not be set up to properly drain water that lands on it. Also hosing dirty balcony water onto your neighbour below is not cool.
A body corporate had a minor win in appointing a surveyor to look at the fence between it and a Queenslander house next door. The agent next door was not helpful. Now it turns out that Queenslander house has to hand over almost 2 square meters of land that’s not theirs. I did my SuckIt dance. Totally pumped.
A quick overview of what a work order is and the types of information that need to go into it before it is sent to the contractor.
What is a FPOC and what does that person do at your scheme. Today I explain the role of the FPOC and if it interests you please put your hand up at the next AGM. Being FPOC will allow you to assist with and monitor contractors doing work on the common property.
Setting out details about why staff turnover is high in body corporate land and what you could do to keep your scheme’s manager on board.
Maintenance issues that require a quote to be obtained generally fall into 2 categories: a. Where the scope of the work is known or can be reliably estimated and b. Where the scope of the work is unknown and cannot be estimated. So in the case of category b. I ask the first contractor to provide a quote and then use that scope of works to seek a quote from a second contractor. There is delay of course but sometimes it is unavoidable in the interests of getting the job done right.
I’ve just started working with a committee for a scheme where it seems like quite a while ago the committee lost faith and lost interest in providing their body corporate manager with timely instructions and it seems that was to their detriment.
An overview of the Opal Tower case and what the chances are that it’s happening in Queensland right now.
If your complex has a lift then every year the body corporate must complete a form and more importantly pay a fee to the Queensland government in order to keep that piece of plant and equipment registered. It’s a simple form and there are generally only two problems I come across so today I discuss those.
Hi nice a year a body corporate (depending on its age) might have to get its backflow devices tested by a qualified plumber and pay a fee to Council. The fee and the testing are a council requirement which cannot be escaped so it’s important to book the work in and get it done.
I talk about steps the committee can take to test out whether secret commissions are going down at their scheme.
In this episode I outline the most common behaviours to look for if you suspect that your body corporate manager or caretaker is accepting secret commissions.
Auditors, when appointed, perform a very brief review of the books and accounts for a body corporate, that role (in my experience) does not expose them to information sufficient to trigger a question about secret commissions.
This episode is an outline of the classic secret commission case that your body corporate might be exposed to without you knowing.
This episode is a quick over view of goals I have set for myself and topics I would love to cover this year.
I’ve had a lot of yelling this week, people are angry, upset, tired, hot, stressed, not feeling well and are suffering pain that’s making them take that out on me over the phone. I get it. I wish I could fix everything always and forever and I’m sorry so here is my apology recognising that you as a lot owner, are currently having a shit time of it for whatever reason.
If you are sitting at home with stuff stored in your car park thinking everything will be ok if it gets stolen And the body corporate will pay up you might not enjoy what I have to say. Check your by laws and do not store stuff in the common property.
There are pitfalls to being the gardener at your scheme for you and for the body corporate. Today I outline a few issues.
A scheme I manage had significant storm water repairs done and lately depressions in the grasses common area have showed up. Looks like filling those areas with dirt is not going to fix the issue. It may be a sink hole. We’ve had s contractor do a make good at the scheme until we have a quote to fix it properly.
Owners go through issues and I’m not afraid to reach out and look like a dick checking they are ok.
If you are handling the maintenance issues at your scheme and interacting with the garage door contractor just be aware that if you state that X is the problem, they might only look for that as opposed to having a good look around at anything else causing issues. The pattern to look for is how often is the door needing to be fixed? Should be serviced every six months or so but if you are spending $$$$ every month start asking why.
In theory when we take over a building as a body corporate manager we should receive a Certificate of Classification however the document is often forgotten and therefore we must obtain a copy from the Council. Today I explain why the document is important.
Brisbane has had a lot of rain this week, as a result we are seeing minor flooding. Blocked drains can be difficult because the cause of the blockage is not always immediately obvious.
So I’ve you are on the receiving end of calls or emails from the Committee or your fellow owners as you to vote Yes or No to a particular motion coming up at a meeting, what can you do and what options are open to you?
Have been getting a lot of quotes from fire contractors for one scheme and have lost a bit of faith that they are being honest with us. Tried to get a second opinion but not having much success. Learning new things though.
I have to celebrate the wins when they happen. Working for a larger scheme with a ratbag tenant and I’ve been working with an excellent real estate agent who after about six weeks of breaches and a bylaw contravention from us, was able to issue the tenant a notice to leave. They moved out this week and the Committee are really happy. I’m counting that as a win.
Before your committee races out to spend $30k fixing a retaining wall stop and ask: do we need a surveyor? Do we need a structural engineer? Who owns that retaining wall and what do we need to do?
Sometimes it is not worth the cost and time paying a body corporate manager to chase for a warranty claim. Cost benefit analysis is important. So is looking at the warranty documents handed over to check what is covered.
I know your building might be made of brick but trust me when I say termites don’t read your building plans, they don’t check with Council, if they can get to it and eat it- they will. Get a report done, protect your asset.
Today I talk about lessons learned from the EGM we had to have. A body corporate committee trimmed $400 off their admin budget only to spend it on the EGM. Had the committee members responded to the draft budget or attended the budget committee meeting, they could have saved themselves the trouble.
Quick discussion about lessons learned from an RPEQ Fire Engineer regarding the cladding debacle.
We now have compliance dates! The QBCC website is live and it’s up to bodies corporate to check their certificate of classification and if they are a Class 2-9 building, of type A or B construction and have been built with cladding or had cladding altered after January 1994 but before October 2018 then get that building registered with the QBCC,
A timely lesson for all committees. Don’t ignore the QFES and if you receive a direction to rectify then get rectifying! The owners at this scheme now have to chip in $21k to pay this fine when that money could have been spent maintaining and upgrading the fire assets at the scheme. It should never have come to this.
So levies were failed at an AGM, now the body corporate needs to call an EGM and the Committee will be called on to draft it’s own budget and guess what - they get to pay me additional fees to do so.
If you are genuinely interested in your levies and what your body corporate is spending money on then get onto your committee. Don’t go to the AGM ready to throw stones, educate yourself, get involved.
My tips and tricks for keeping occupiers informed so that they are prepared for major works to take place and inconvenience is minimised.
Preparing a budget for the AGM and noticed two fire contractors are carrying out work. Investigated further. Not. Happy. Jan.
Are more quotes better? No, not always and you may end up burning relationships with really great contractors.
For high rises in particular it is often a good use of owners money to consider getting the external parts of the building washed down. The main reason is that during that wash down, contractors will report back to the committee on the condition of the paint and this might mean the body corporate brings painting forward or leaves it for a few extra years, depending on the advice. It never hurts to get a quote.
Today I highlight some of the do’s and dont’s of unit balcony enclosure. Start by doing research.
Sometimes an owner will be embarked that they have missed paying their levies and that is ok because life happens, we all miss deadlines. Today I had a ring side seat and pretty much the opposite of a good reaction to forgetting to pay levies. An owner has decided to try and pick apart committee decisions and general meeting minutes from 6 months ago, and he is doing this without first having done his research. I hope for his sake he has not alienated the Committee. Would have been great if he had started with a question as to what to do.
Today I talk about burrying the hatchet. Being the bigger person. Making the decision to act in a selfless way.
When was the last time your fire doors were inspected? Do you have any fire doors at your scheme? Every year fire doors on the common property and the door to your unit needs to be inspected. Fire doors save lives and rather than whinge about the inconvenience of having to hold a door open for ten minutes one morning, just get it done. Trust me, your life is worth the inconvenience.
Keep your common property safe. Keys safes are being raided by thieves and it might be time to consider alternative ways of keeping keys to the common property safe #strata #bodycorporate
Just because the scheme is created and levies are in the kitty does not mean the developer can have other owners pay for the gardener to tend to his unsold lots on the body corporate’s dime.
Today I am thinking out aloud on how I plan to manage a scheme where the committee are inclined to change the scope of work half way through a project and it leads to projects not being completed.
An overview of the takeaway messages and issues to consider to avoid the bait pricing issue at your scheme.
Today is the follow up to an much earlier segment where I talked about my concerns in owners voting to accept a painting quote which was some 10k under the two other painting quotes for the scheme. It was not a great job. I do not expect this contractor will honour their warranty.
Unfortunately we don’t always hold every possible document you might want to see that is relevant to your scheme. We can and do try to obtain them or you can do searches. Sometimes documents are thrown out before they make it to us.
Don’t despair, you can still nominate from the floor of the AGM to take a position in the committee.
An owner called me to complain that they had missed an inspection of their property and when we went over the details on the roll was very annoyed that we didn’t call him to find out his mobile number.......I didn’t have his number on the records so how could I call him?
If you are yelling and screaming at your AGM, expect to be asked to leave. Raised voices will not be tolerated, you can be thrown out or the meeting may be closed. There is no rule that says motions have to be discussed or debated prior to a vote, The Chairperson can just call for a vote. If that does not work for you, find out the costs of calling an EGM and put your grievances to the vote.
Committee members are entitled to have peace of mind which means that instead of using their personal address they use a generic committee email which is only checked periodically. We all deserve our privacy and mental bandwidth and this is one way to reclaim that.
A lot owner has agreed to take a position on the committee and has concerns about the barrage of emails and contact. My advice to her in today’s episode.
A scheme I manage had a burst water main which was a body corporate issue but that is not always the case. If the problem is before the water meter often the council or water authority have the job of fixing it. A gods plumber will investigate that before jumping into the work, a great plumber will call the water authority for you and report the fault.
It’s Tuesday one of my favourite days of the week. I am totally positive it will be a great day and I get to meet committee members at a building I have recently started managing. #winning #strata
A quick overview of entitlements and where to find them just in case you didn’t read all of the information your lawyer sent you when you bought your unit or apartment or townhouse.
An interesting question about who fixes an intercom and what needs to happen to determine maintenance responsibilities. It may not always be the body corporate’s job to fix it.
I’ve had two good interactions with an online clothesline company who have helped out committees with an old clothesline that needed replacing. Committee we’re happy and job done reasonably cheaply and quickly. #strata #bodycorporate
Top five indicators of a good tenant: 1. Pays rent on time. 2. Brings maintenance issues up. 3. RESPECT. 4. Gets along with neighbours. 5. Prepared to be flexible.
All committees have a spending limit. It may be $200 per lot of that amount might be greater than that if the amount has been varied in a general meeting. The committee spending limit is a handbrake on committee spending and it can make the committee stop and consider getting a second quote. Sometimes in the interests of practicality the committee will spend more than the spending limit if an issue needs to be attended to quickly. They may ask owners to ratify this spend at the next general meeting.
If you want to bring your building into the 21st century by changing the colours on the outside of the scheme then all owners need to vote on that and the resolution is “special” meaning this is not a decision the committee can make. The owners can consider a change of paint colour at the AGM or an EGM can be called.
Check today whether your body corporate manager has the correct details for you. It’s just a one line email to get them updated if you have moved or appointed an agent.
Sometimes it happens - you vote “no” to a motion but everyone else votes “yes” and now you are stuck with something you didn’t want. I’m sorry it’s not the answer you want and today I talk about what happened to an owner I talked to.
A quick overview of what I am doing to get answers for a scheme that has suffered tremendous water flow, my interactions with Council and a small win.
Are your common property lights slow to come in in the morning when you are leaving your complex, maybe lights are night are not turning in until it is well and truly dark. It might be time for you to find your body corporate manager and investigate whether the lighting timer needs adjustment. You may not need an electrician for this, but you might need someone over 5feet talk, imho.
Yeah. I really do. I hate the feeling of people being disappointed by having to wait on me for a response to various items.
Today a discuss a committee’s ability to over rule the vote of owners at a general meeting #strata #bodycorporate
This follows up an earlier episode featuring painting and a body corporate. In today’s update I talk about the painter’s second attempt to set himself up a claim for additional cash in the form of adding another coat of paint to the job. Be aware guys, these contractors are out there and you need to be on your guard to make sure they do not take advantage.
Owners need to be aware that bait pricing is a practice certain contractors use to get the work. At some stage they find a way to either weasel out of the job or try and tack on additional charges for what is no longer included.
My experience is that owner occupiers and investor owners have different needs/wants and therefore opinions on how the owners money should be spent on issues at the scheme. There is an opportunity there to draw on the experience of both for the betterment of the scheme.
Body corporate’s cannot change by laws to stop air bnb. Common issues that go along with AirBnB include noise, additional parking problems, public drunkenness and additional wear and tear on common property assets.
Your scheme may have a nature strip or it may have extensive gardens, owners may live on site and want to spend additional $$$$ or the owners might all be investors. There is no standard cost - it is dependant upon each scheme’s idiosyncrasies.
Replace it. Now. It will fail and when it does the water may destroy the cupboard as well. Don’t risk it.
Defamation is a common problem in body corporate schemes and it is easy for a keyboard warrior hit send on an email to a caretaker or a fellow committee member alleging that they have failed to do X or accusing them of having done X when in reality the accuser has no access to the emails or telephone calls of the accused party. It’s a dangerous game and as a committee member the body corporate’s insurance may not cover you for defamation because it is often excluded.
Quick segment on courtyards today. General speaking if it’s attached to your lot and you are getting enjoyment out of it, it’s your job to look after it. So get out there, pull some weeds, keep you trees trimmed and keep that courtyard looking nice.
I am a property nerd as we know from previous episodes. PD Online is a great resource for those who want to know about approvals granted or being considered by council. Even if you just want to have a sticky beak it’s free and worth a look.
Depending on the location of your scheme, it might be possible to get rent out of the common property by entering into a lease with a telecommunications company. It’s worth exploring and even though the income is taxed in owners hands it may help with the burden of levies.
If your building is more than 6 months old it may have copper wire as the phone line connecting the lift to the outside world. With the arrival of the NBN that copper line may cease to be operational and it is important to start thinking now about what to do about that and what options are out there.
Traditionally your lawyer will do a land tax search as part of the purchasing process and whether land tax is payable or not will depend upon many factors including the value of the land you already own. In my experience most people who are looking to buy their first apartment will not be liable for land tax due to its likely value and the exemptions applicable. With all things legal ask your lawyer and also land tax is not a body corporate expense. There is no ability to ask the body corporate to pay it, if you are liable then you as the owner must pay it.
A quick overview of my thought process when budgeting levies for a sinking fund which is based on a completely out of date forecast.
Every year owners are required to vote upon whether the financial records for the scheme should be audited or not. Some schemes see this as a waste of money while others think of it as piece of mind.
Still angry that today I received not one but two quotes from two different fire contractors who perhaps had not even looked in the secure fire box before they sent the quote off. It pissed me off because committee members have limited time and now I have to send them a quote and copies of recent reports to show that work was already done. What are the fire contractors thinking? Are they just trawling for work? Are they sending out quotes in the hope that the committee will just throw money at the issue??? Still mad.
Today I talk about the importance of a quorum and how, when combined with notice it lends validity to the decisions made at a meeting, whether that meeting be for the #committee or at a general meeting of #strata owners.
First day back at work is under my belt. Was expecting 200+ emails but came back to maybe 120 and many of those wishing me a happy New Year. This year will be lit. Looking forward to diving in to it.
Today’s rant is about fire contractors and the types of issues I have seen come across my desk as a body corporate manager. It is not uncommon to see bait pricing, to see quotes still being issued when work has been completed or to see a second quote for work which was completed months ago. If you are sitting on a committee, take a good hard look at what you are being charged for. Are you getting bang for buck? Do not be afraid to sack a bad contractor and do not sign a contract for a year or anything.
Is there an abandoned garden your your unit complex that you would like to adopt? How to get committee permission and what to expect. Also consider a verge garden - council regulate that but you can plant there and make it beautiful.
Really important to think about having the gutters on your building cleaned at least once a year to stop the breakdown of debris which can cause those gutters to rust. Gutters are not cheap to replace.
Today I talk about painting and the usual challenges and issues a committee should consider as part of the quoting process. Get a good contractor and get a proper scope done.
A quick overview of common misconceptions when it comes to storm water entering a part of the body corporate’s property.
Just a quick overview of what is on the menu for me today : budgets, emails and preparing for an assignment of management rights interview with the committee and proposed assignees.
Quick chat about how my first Instagram shoot went. Turns out I did not need tequila, I was fine.
Why it’s important to get a copy of the community management statement or CMS that contains your by-laws and look at it.
What happens when a body corporate takes issue with the work a contractor has performed.
A quick overview of the three things I look for in a committee member: interest in being involved, time to dedicate to the role and an ability to act reasonably.
It’s amazing how often I receive contractor invoices which do not have simple information on them. If you are a contractor it’s worth looking at your invoices to make sure they comply because if they don’t you will not get paid.
An overview of a committee doing their best with a belligerent owner. My involvement and the fact that sometimes a peace and good behaviour application is what’s needed.
A follow up from the Anxiety I felt when diving back into emails after only a cursory glance over the three days prior.
A quick segment on email anxiety, that stomach tightening feeling that I have after two days of putting emails aside to deal with the real business of bodies corporate: agm agenda and budget preparation.
From time to time owners will have to deal with issues like the substandard work of a contractor and this will upset them however in my experience, losing your shit is unlikely to solve the problem. As a body corporate manager my role is to assist the committee with maintenance obligations. Asking me to get upset with you is again, not going to solve the central issue. So when upset, take a short walk, grab a cup of tea, look at something funny on you tube for ten minutes and then call me.
Frequent question- can an owner stop being part of a body corporate? Short answer no and here are some reasons why.
Should you store item in your car park at the bottom of your unit complex- absolutely- if you want it to be stolen. Insurance won’t cover it and in other bad news you are probably in breach of your bylaws.
Today I talk about the dreaded option zebra. If I’ve sent you an email about options AB and C the worst thing to do is email me, not answer the question and come back with your own option, option zebra, which was never a contender. Tips on how to avoid that.
Quick chat about common garage door issues at a scheme which has one large garage door that everyone enters and exits through.
Quick over view of what you might like to do as an owner if someone is parking in your spot. Are bollards an option??
A quick segment today about towing a vehicle parked on the common property in visitor parking.
Quick chat about bins at your complex. Pro tip - if it belongs at the dump then take it to the dump. Don’t be an asshole by using somebody else’s bin. Make sure you take your out on time and bring it back in, don’t leave it on the kerb.
A quick segment on getting approval for your on site auction. Do the by-laws allow it? Can the committee approve it? Having your ducks in a row.
I continue my chat about the assignment of management rights and the committee obligations. Also discuss committees that might want to act capriciously. Pro tip: just don’t. Talk about experience as well.
Today I give a general over view of the assignment of management rights process which a committee may be called upon to consider as part of their role from time to time. Also: references are cheer squad evidence and should be treated as such.
Today I talk about compliance reports including safety, fire, asbestos and general building. Reports are important but even more important are the steps taken to consider and implement the recommendations at the back of the report. When I prepare a budget each year I check on whether the suggested work has been done and if not then I look at budgeting for that work to be done.
Today I talk about water proofing and issues that can arise. Location is everything but it starts with the understanding that water proofing wears out over time. You have to expect to replace it. Depending on the location it may be your job to replace as a lot owner or it may be the body corporate’s responsibility.
Today I rant a little about what happens when you vote NO to your admin fund or sinking fund proposed budget. Pro tip if the budget fails it does not mean that we go back to last year’s levies it means the body corporate stops raising money and once what is in the till is spent, it’s spent. I can’t pay your insurance with Facebook likes. Read the agenda, if you have questions then email them. Don’t be a rock thrower.
Today a outline some very quick steps for your pet applications to make your life that little bit easier. Do make your application well in advance of when you need the answer, do find out what they admin fee is and pay it, do send photos and pet resumes in and do make sure to update your contact details. In terms of Don’ts it is pretty simple: don’t sign a contract to sell or lease promising approval if you’ve not even looked at the bylaws or process. Don’t send your pet application in and then call every five minutes to see if it’s approved. Committee members are not sitting waiting for an email from me so that they can rush in and approve it for you. Don’t send abusive or threading emails or be abusive over the phone. You harm your case and any chance of it being handled quickly because people resent that type of behaviour.
Just a quick one today in the importance of updating your roll contact details so that, as your body corporate manager, I can contact you in a hurry. Don’t make me snail mail you about water pouring into your lot. Check out the BCCM Form 8 for more details.
Today I talk about two unisex things you should do BEFORE you sign on the dotted line to buy an apartment. Those two things are: 1. Read the documents given to you by your lawyer and. 2. Ask yourself who you are as a person. Now why is that important? Well if you do not read the documents you are given before you buy in, you might find yourself hating the fact that the caretaker is paid $x to perform roles x and x and there is nothing you can do about that. If you read the documents and work out that you are the type of person who will expect either the caretaker to work for free or for the caretaker to run the apartment complex like a 5 star hotel on less than a dollar an hour in salary then you might be very disappointed when you find out that’s not how it works In Queensland. The time to save yourself that frustration is BEFORE you sign the contract. You need legal advice. Don’t just accept what
Today I met a new onsite manager who has purchased the management rights in a body corporate scheme I am managing. I am really pumped because he has a great understanding already of how to look after tenants. He is super organised, gives tenants copies of documents that they need to live at the scheme and he’s already created a bit of a community there. I can’t wait to learn from this guy.
Today I give a basic overview of what an administrative fund is and how it’s used by a body corporate.
Today I hand out my top 5 tips for keeping your scheme secure and your items out of the hands of thieves. 5. Do not leave the common property doors open. 4. Make sure the garage door closes behind you when you drive out of the scheme. 3. So not leave mail in your letterbox as a stuffed letterbox means no one is home. 2. Do not leave items on display in your open car park in a shared garage unless you don’t mind those items being stolen. 1. Do not leave items out in your common property courtyard. They might be behind a fence but if they can be seen they will be stolen.
Today I talk about the whether it’s better to install a sign on the common property or to write letters to occupiers reminding them to keep the gates and doors shut. The simple fact is that people ignore letters from their Strata manager whilst signs are permanent. #strata #bodycorporate #property investment.
In today’s episode I ask the question “if your tenant is leaving a mess on the common property, throwing rubbish around, spilling oil in the car park and generally causing a nuisance- what are they doing to the inside of your unit?”. It’s pretty simple really. If your body corporate manager is calling you or emailing you about your tenant being a rat bag, there is a pretty good chance they are not respecting the inside of your unit. Leopards do not change their spots. So what can you do? Inspect your unit and if the tenant is a problem start managing them out.
In today’s episode I talk about the top 5 sinking fund myths: 1. When an owner sells they get all the SF levies they have paid over time back - no they fucking do not the body corporate is not a borrower of owners monies. 2. If the body corporate runs out of admin fund levies we can just use the sinking fund: wrong- it is there for future capital works. 3. We don’t need a sinking fund: yes you do. Also good luck selling if you don’t have one and the law says you have to have one. 4. But my friend only pays $x. Great. That is not even slightly relevant to what you pay or what you should pay. 5. We should only pay $200 per quarter into the SF and no more. Sure. If you want to have to find 10-15k when your roof needs replacing and also good luck selling when there’s not enough money.
Today I talk about self awareness and the importance of being self aware when you are on a committee. If you are finding: 1. Other committee members consistently do not answer your calls or emails; or 2. Everything you want is consistently voted down by the other committee members; or. 3. You are consistently the only one showing up to committee meetings; or. 4. You have to ask your body corporate manager to tell you how other committee members have voted then it might be you. The rest of your committee might think you are an asshole so it’s time to start looking at your behaviour and asking whether you have alienated them. Does not matter how great your idea is, if fellow committee members think you are an asshole, they will not vote to assist you because people are human. They make human decisions and not logic decisions. Rant over.
Next year apartments and units and town houses in Strata complexes will be required to advertise their NABERS star rating. Essentially the star rating will tell a prospective buyer or tenant how energy efficient their unit is likely to be. This will impact on the rent an owner can expect to receive and the price an owner will get when they sell. Imagine the impact when the market floods with units for sale that have no rating. How will those compete with 3 and 4 star rated buildings. It’s a scary thought.
Today I talk about electric vehicles and lesson learned from Scott @wattblock. Lots of opportunities for progressive bodies corporate to get on board and think about adding a charging station to to their visitor parks. Switch board upgrades are likely as more owners get on the EV bandwagon.
Today I talk about the myth the owners have been sold which is: that once they buy a unit and appoint a real estate agent to look after it, all the work is done. It’s just not. If you want to get value out of your unit then it needs to be part of a complex that is well maintained, clean, safe, well lit, nice gardens. Your real estate agent has no power over the common property. That’s where I come in but I can only get involved with a committee’s direction.
In today’s episode I talk about a recent win where I managed to get qld Urban Utilities to reduce my owners’s water rates account after the body corporate acted quickly to deal with a concealed water leak on the common property. It’s all about sharing the goods news right here on #maintenance #monday, #strata , #bodycorporate #property
So today I discuss the fallacy of assuming everyone at your complex or condo or unit or townhouse development is going to be exactly like you. They just won’t.when you live in a community scheme and share walls or floor or parking or a pool with a collection of other people part and parcel of that is you should expect that sometimes you will be disappointed. You are not entitled to live in monk type silence just because you paid 450k for a unit. I’m sorry. If that’s your expectation you will be disappointed. It is up to you to manage your own expectations and the best way to do that is to make contact with people living in your scheme. Say hey to them. Introduce yourself. Start with hello and do it today. You would be surprised the worlds that can open up to you with just one word.
Today I deliver my list of the top ten tips that will help current committee members or people thinking about being on a committee to make the most out of that role by avoiding common mistakes. List in order: 10. Ask questions- it’s what I am here for; 9. If you act out of spite you can bet karma is lining up to bite your ass; 8. Think about what you are putting in writing; 7. If the vote counts, canvas for a “yes”; 6. Actually read what you are being asked to vote on; 5. Pick up the phone and discuss issues with other committee members - it’s quicker than 27 emails over 4 days at the end of which you cannot even remember what the issue was; 4. An apology can fix many things (this is also good life advice FYI); 3. Do
Today I talk about the role of a tenant in keeping an eye on things on the common property. Tenants can play an important role if they want to, it’s just a shame that often they do not know who their body corporate manager is. Come find me today and tell me what’s up!!
Have you breached by laws? What does a body corporate manager usually do in this situation? Today I talk about the importance of managing relationships and trying to build rapport in the community.
In today’s episode I discuss what it is I think Strata managers really sell and that is time and trust. People come to us to get help with their unit or town house because they think we have an order expertise or competency above and beyond what they do when it comes to Strata and this is actually a huge compliment when you get past the email and phone call inundation factor.
Believe it or not but once a fire protection asset like an extinguisher or a smoke alarm, or an exit sign is installed it is not “self maintaining”. Please understand that magic fairies will not come along and look after the assets for free. And batteries that go into smoke alarms wear out! They run out of juice! Today’s rant brought to you by Joey courtesy of two lattes and a cranky phone call from an owner.
In today’s segment I talk about why, if you live in a body corporate or strata title unit in Queensland, you should call the police when unreasonable noise is keeping you from functioning. The police have so much more power than I do as a body corporate manager to issue fines, throw people off the property and arrest anybody who does not comply. My super power is writing letters but sometimes that is not enough.
Bodies corporate/strata committees will all at some point in the life of the #building have to employ a contractor to undertake major work like #painting or roof replacement so it’s important to pick the right contractor. Likewise it’s important to be smart about a #scope of works for regular maintenance at the scheme. Pro tip: the guy that mows lawns for $30.00 a throw is treating that as a hobby. You will forever chase him because he’s not serious. I’m trying to save #schemes money, heartache and time. #strata #bodycorporate #property # investment