Saturday, 15th June 2019

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ckcikara
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Last seen: 8 years 6 weeks ago
Joined: 13/04/2011

Hi,

I would like to raise the following concerns with my strata manager and would like some input on how to go about it, and if my concerns are warranted.

-Why is the Admin cost going up again by $100? Our strata/sinking costs are the highest I have seen and heard of for a building of our nature.
-I have paid all my fees on time and now I am being asked for a special levy due to a short fall in Admin charges, why is this so?
-In the advent of all these additional costs, the important motions in my opinion have been defeated, such as the revaluation of the property for insurance purposes and the auditing of the last financial year? What are the reasons for this?
-Why was I not notified of the annual meeting? I would have liked to have attended.
-What is the reason why we pay water and sewerage costs? I pay them for my individual flat as well. Is this normal?
-I saw the gates mentioned in the motions. They are still in need of attention both front and back. Also the gas meter box needs its door re-fixed, its been like this since I bought the place in 2008.
-In addition to the laundry and garage gutters being cleaned, I believe the main gutters require attention as I have dis-colouring on my ceiling both in the bedroom and lounge. These ceilings were painted in 2008.
-The state of the backyard is less than desired. I have noticed the people engaged to carry out works do not really put a great deal of effort in.

I think it would be fair to say that if we are expected to pay premium rates for our strata administration, then we should also receive a premium service.

FYI: My Strata payment are currently $850 going up to $959. The cost is made up of $582 Admin and $377 sinking fund. Also the "special levy" for the short fall in the admin fund is going to be $2500 paid in two instalments.

Any previous experience and feedback would be greatly appreciated.

Regards
Christian Cikara
+61(0) 411 120 278
[email protected]

AT Strata Manager
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Last seen: 2 years 50 weeks ago
Joined: 28/07/2010

I responded to this post in full last week.

As I said then, most of your concerns are not related to 'keeping your strata manager' honest, it would seem as if nearly all relate to repairs/maintenance and decisions of the Owners Corporation.

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ckcikara
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Last seen: 8 years 6 weeks ago
Joined: 13/04/2011

Hi Andrew,

Thanks for your reply.

How do I go about finding your in full reply? I can't seem to find it.

Regards
Christian

AT Strata Manager
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Last seen: 2 years 50 weeks ago
Joined: 28/07/2010

I wrote quite a detailed response and haven't got time to do so again.

Either way, I would send that list straight to your strata manager for their response - none of the questions are unreasonable.

Just remember that people always seem to relate an increase in levy collections to the strata managers fee or their mismanagement - its rarely the case.

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ckcikara
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Last seen: 8 years 6 weeks ago
Joined: 13/04/2011

Hi Andrew,

I have since sent my queries to my strata manager omitting maintenance issues and solely concentrating on the most important issues. His reply is below, please advise if I need to take things further, possibly to a specialist or if everything seems normal. I am sceptical as everyone I mention the situation to say it sounds off and the fees seem high for this style of building. Also, at the last meeting an owner who leases his flat has been voted in as the sole executive committee member and he delegated his duties to the Strata manager.

Hi,

I have had a look at the documentation provided by your company and I would like to have some clarification on the following points:

-How have we gotten to a position of being in arrears for the admin fund and therefore require a special levy?
-What are the exact reasons for defeating the motions to revaluate the property for insurance purposes and the auditing of last financial year accounts?
-What is the reason why we pay water and sewerage costs? I pay them for my individual flat as well. Is this normal?

Your speedy response would be greatly appreciated.

Hi Christian

Just to answer the following;

We are in arrears because over the last 5 years there hasn’t been any significant increase to the admin fund to accommodate for yearly inflations as most owners wanted to keep the levies at a minimum so now we are in a position where special levies must be raised or we eat into our sinking fund money to pay administration accounts.

The building valuation is required every 5 years so the owners thought it’s not worth it this year and the audits to the accounts is not mandatory and because you’re a small building and all the committee receive the accounts they thought to defeat it.

The water you pay to council is only a connection fee it has nothing to do with water usage, the fee all owners contribute to in the admin fund is water usage so it goes on every time someone turns on a tap in their unit or on common property (e.g. shower, bath, kitchen sink, laundry, bathroom vanity, flush their toilet) this is what the building pays.

I am new to this and would like some direction in diminishing any mistrust for the future. I approached a neighbour to get their thoughts, and they are of the same opinion as me.

Thanks in advance.
Christian

cindy
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Last seen: 7 weeks 1 day ago
Joined: 08/09/2009

Hi Christian

I have edited your post to delete the names of your strata manager and his company. When making reference please refer to either "our strata manager" or "our strata company".

Thanks, Cindy.

AT Strata Manager
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Last seen: 2 years 50 weeks ago
Joined: 28/07/2010

Hi,

The strata manager has seemingly acted under instruction of the Executive/Owners Corporation in each of the cases and they have met their obligations. Nothing seems amiss.

I would simply take an active interest in the Owners Corporation from here on in and try to get on the EC. Your strata manager and Stratalive can give you all the help you need.

Good luck with it.

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