Submitting a building services complaint

Published August 9th, 2021 by Abode Strata

Background If you live in a scheme that is experiencing issues with building defects, there is a 6-year window of time when you may bring a formal complaint against the builder. There is a process to follow and the Building Commission has provided this step-by-step guide.  To submit a complaint, you will need the following: the Notice of Proposed Co

Noise complaint log

Published July 27th, 2021 by Abode Strata

Summary Owners and occupiers should be able to enjoy their home without noise disturbance from other residents within the scheme.  If you do experience ongoing noise which is affecting your ability to enjoy your home, it's a good idea to keep a log of the incidences of the noise so that it may be used in support of any formal complaint.  Any noise l

Types of Levies

Published September 20th, 2022 by Abode Strata

A summary of the different types of levies Administration Fund Levy Regular financial contributions are generally used to pay for the ongoing day-to-day costs to maintain your strata scheme.  Examples: cleaning, gardening, insurance, general repairs, management fees, and utilities such as water & electricity. Reserve Fund Levy  Anticipated long-

Is your strata building Underinsured?

Published December 8th, 2022 by Abode Strata

CHU_Underinsured_flyer_0311.pdf

The stages owners go through on learning about defects

Published April 3rd, 2022 by Abode Strata

This article provides an overview of a presentation by Lookup Strata and Christopher Kerin, based on a theory initially proposed by Michael Teys. Introduction Building defects are a significant problem right across Australia. In 2010 there was a report done that estimated 85% of new buildings in NSW were subject to varying severity of building defec

Vacancies on the Council

Published April 10th, 2021 by Abode Strata

  A vacancy arises mid-term... what should we do? The Council can continue to function if they still have the required number of Council members to form a quorum. See the table below. What if we have 1 vacancy and 2 owners nominate themselves to join the Council. Can we accept both owners onto the Council, if we still have less than 7 members overal

A Guide to Public Officers in Strata

Published July 6th, 2021 by Abode Strata

A Guide to Public Officers in Strata - Click the image to download .

Strata Company Financials don't make sense

Published November 10th, 2024 by Abode Strata

https://inside.strata.community/im-an-accountant-and-these-financials-dont-make-sense/  An Original Essay by Matthew Faulkner “I’m an Accountant and these financials don’t make sense” is one of the most difficult comments to respond to. Is a Strata Manager really supposed to know? Even the best Trust Accounts Officers know what they are doing, but n

Do we have to change the date of our Financial Year?

Published March 23rd, 2021 by Abode Strata

Summary The Amendments to the Strata Titles Act, which came into effect on 1st May 2020 implemented a change regarding a Strata Company's financial year. The definition of the 'financial year' now states that:  financial year  for a strata company means — if the scheme by-laws are silent on the matter, the period of 12 months ending on 30th June; or

Australian Legislative Framework

Published December 13th, 2021 by Abode Strata

Graphic showing the legislative framework Graphic courtesy of www.srequipment.com.au

COVID -19 Residential Strata FAQ

Published March 12th, 2022 by Abode Strata

Residential strata properties - Frequently asked questions COVID-19-Residential-strata-facilities-FAQ.pdf

Reading financial statements

Published August 24th, 2021 by Abode Strata

Delete Summary If you have an AGM coming up and are struggling to comprehend the Strata Company financial statements, we have put together this article to help owners understand some unfamiliar terms. If you still have questions about your financials, please contact us five (5) working days ahead of the AGM to provide you with the information. Delet

Electrical switchboard upgrades in Strata schemes

Published February 26th, 2024 by Abode Strata

Response Electricians have provided this information  In the heart of our bustling Perth strata communities lies a silent yet potentially dangerous element – the old electrical switchboard. To the untrained eye, these antiquated panels might seem benign, but hidden within are risks that could jeopardize the safety and well-being of every resident. U

Strata maintenance - a beginners guide

Published April 30th, 2021 by Abode Strata

Preventative Preventative maintenance, such as servicing a vehicle and pedestrian gate may prolong the life of common property items. Another example, is carrying out a barrier treatment to protect the units from termites. Seasonal or scheduled? Gutter cleaning or inspection of the roof for cracked tiles prior to winter, are examples of maintenance

What does being financial or unfinancial mean?

Published July 6th, 2021 by Abode Strata

Summary Owners who have paid their levies (and other money recoverable under the Act - such as interest) prior to the due date (stated on the levy notice), are financial. Owners who have monies owning past the due date are unfinancial. Can I pay on the day of the meeting? No. Funds must be in the bank account on the date of the meeting. As part of t

Fire safety in existing apartment buildings

Published May 14th, 2024 by Abode Strata

https://static.helpjuice.com/helpjuice_production/uploads/upload/image/8292/4054714/1715660750448-fire_safety_in_existing_apartment_buildings%2B_1_.pdf        

Cockroaches

Published December 13th, 2024 by Abode Strata

Info from Reward Pest Small non-flying Cockroaches such as German and Smoky brown live withing dark & damp spaces and may also be within wall cavities where the plumbing pipes lead up to the top floor units. These type of roaches are treated by gel baits only as sprays will not get rid of them easily.  The gel baits have growth regulators in it

CHU: How to make a claim

Published November 16th, 2021 by Abode Strata

Reporting stolen or damaged property online

Insurance for survey strata properties

Published May 11th, 2021 by Abode Strata

A quick recap on a survey strata  Purchasing a lot within a survey strata scheme essentially means that you own a section of land and the building which sits on that block. Most survey strata schemes will have a driveway that all owners use to access their property. This is shown on your survey strata plan as CP (followed by a number). E.g. in the e

Strata.wa.gov.au FAQ

Published January 11th, 2022 by Abode Strata

Summary Landgate has provided a useful page of FAQ for strata owners. Click this link to view Topics covered: Strata Manager Periodic Return Strata Overview Buyer information and seller disclosure Real Estate Agents and Conveyancers Strata Management Strata Managers By-laws Dispute resolution and SAT A fairer process for scheme termination Introduci

Section 151. Termination of a Strata Management Contract

Published March 2nd, 2023 by Abode Strata

Section 151 of the STA 1985 We hope our clients don't want to leave us 🥹 but sometimes, circumstances change and owners may want or need to terminate a Strata Management Agreement. If you are with Abode Strata, then you won't really need to worry about Section 151 of the Act, because we are happy to mutually agree to terminate an Agreement, and won'

FVS Fire Alarm Testing

Published June 28th, 2021 by Abode Strata

Please print and complete If you have received a notice from us that FVS will be carrying out Fire Services testing, please download and complete this form as it will be required as part of the process. On your fire services testing notice, there will be instructions advising you what to do with the form once completed. Sounder Forms for tenants.pdf

Sample Annual Maintenance Schedule

Published December 7th, 2021 by Abode Strata

Maintenance Schedule Ideas Home Integrity Group / Asset Reports have put together this guide, which provides strata owners with seasonal maintenance ideas. If you would like the excel spreadsheet, please email us (admin@abodestrata.com.au) and we will send it back to you as an attachment 🙂

10-year maintenance plans - What you need to know

Published August 10th, 2021 by Abode Strata

Summary Asset Reports have provided us with this information about what you should look for when engaging a company to report on the maintenance requirements at your scheme. Click on the link below. Strata 10 Year Plans and Condition Reports - What you need to know.pdf

A Guide to Financial Statements

Published July 13th, 2021 by Abode Strata

A guide to Financial Statements Click on the image below to download a copy of this guide.

Soakwells

Published July 1st, 2023 by Abode Strata

Soakwells Soakwells are underground voids. Their purpose is to collect and disperse water from hardscaped areas, roofs, pergolas etc. Some soakwells are made of concrete and have holes in the sides, which can leach sand into them, and this, over time fills the soakwell which means it will need to be exposed and cleaned out so that it may functionall

Abode Strata and the SCA (WA) Awards Night 2021

Published November 11th, 2021 by Abode Strata

Delete Summary November 5th 2021 was the night which celebrated our strata community and recognises the achievements of strata management companies, the people who work in strata & key suppliers to the strata industry. Abode Strata were recognised as being the 3rd business in Australia to attain the SMPS Accreditation as well as being nominated

Section 94. Power of strata company to carry out work

Published March 15th, 2021 by Abode Strata

Summary This section of the STA 1985 (Amended May 2020) outlines the circumstances under which the Strata Company may carry out work which is ordinarily lot owner responsibility. Power to enter a lot is within Section 95 of the STA 1985

StrataVote - How to keep a record of your votes

Published April 27th, 2022 by Abode Strata

When owners have cast their votes, this screen presented will be presented... We would suggest that owners select the "send email and close" option so that they may keep a record of their votes.

Strata Titles Act 1985

Published February 23rd, 2021 by Abode Strata

Summary The legislation to which Strata Companies must adhere, is set out in the Act and the Regulations. Use the links below to navigate to the relevant page within the Western Australia Legislation website. Strata Titles Act 1985 (amended May 2020) Strata Titles (General Regulations) 2019 Schedule 1 & 2 By-Laws (Governance and Conduct) Governa

SCA Guides and Templates

Published June 22nd, 2021 by Abode Strata

June 2021 - These guides are copied from the member area of the SCAWA website. Inspection of the Strata Company records Ref Guide & Template Use SCAWA100 This explains what a strata company should do when it receives an application under section 107 of the Strata Titles Act 1985 (Act) for inspection of the strata company records under section 10

How do I get on the Council of Owners?

Published August 30th, 2022 by Abode Strata

Summary Firstly, you must be an owner of a lot in the scheme. You have to put yourself up for nomination at the next AGM. Part of the ordinary business at the AGM is to appoint a new Council of Owners.  If you can't be at the AGM, you may nominate yourself using the nomination form which is in the AGM notice and agenda pack. Send this along with the

Flooring - replacing carpet with wooden flooring

Published November 9th, 2022 by Abode Strata

Relevant Tribunal ruling This case from the ACT recently tested a flooring by-law. The by-law for this building was specific and demanded that any type of wooden flooring must be laid on a "six-star acoustic rating" underlay as set out by the Australasian Association of Acoustic Consultants (AAAC). This is the highest noise insulation that can be ac

Resolving strata disputes / managing disruptive behaviour

Published July 6th, 2021 by Abode Strata

Summary Disputes within Strata Schemes occur frequently and Landgate has produced this publication to provide steps and helpful tips on how best to resolve strata disputes. Click on the image below to download a copy. Distruptive_Behaviour_Management_brochure.pdf Dealing_with_Disruption_brochure.pdf

Preparing for Winter

Published April 22nd, 2021 by Abode Strata

Summary Perth Winters are relatively cool and wet. Temperatures range between 8-19°C. This is when the majority of storms occur, where downpours can be very heavy with strong winds and thunderstorms. Autumn is the time to prepare the property to minimise any damage which may occur during winter. Gutter Cleaning Once the leaves have fallen from the d

Selecting the right contractors

Published June 1st, 2021 by Abode Strata

Summary One of the council's roles is to ensure that the Strata company's duties are carried out, including its maintenance obligations in relation to the common property. The Act states that the strata company must repair, maintain, renew, and replace the common property. The introduction of the 10-year maintenance plan is a great tool in assisting

Sydney - Commercial Real Estate - Legal fees of more than $1m expended in a strata dispute

Published February 20th, 2022 by Abode Strata

A Strata stoush resulting in more than $1m in legal fees This is a very interesting article about a Council of Owners who made decisions for the scheme which included not accepting proxy votes, not proceeding with maintenance and preventing the appointment of a Compulsory Strata Manager.  These decisions resulted in legal action which has now cost o

Abode Strata gains certification

Published May 14th, 2021 by Abode Strata

Abode Strata is certified! We were delighted to officially become the 3rd strata management business in Australia to achieve this accolade. This is in recognition of Abode Strata's dedication to excellence in operations, customer satisfaction, productivity and consistency.  Our customers can be confident that we operate our business in accordance wi

Electric Vehicle (EV) charging in strata schemes

Published December 22nd, 2021 by Abode Strata

Overview "I live in a strata and I want to buy an EV, can this work?" This type of enquiry is becoming increasingly common and with multi-level schemes usually having enclosed communal car parking areas on the lower floors, things are a little different to an owner of a house who has their own garage and Synergy account.  Common Power - the Strata C

NSW - SMH - Skyrocketing levies to cover maintenance and repairs

Published February 11th, 2022 by Abode Strata

Levies of $10k + per quarter?  This news story relates to a large scheme, predominantly used as student accommodation with some commercial tenants. For many years the owners were not raising sufficient funds for repairs and ongoing maintenance. The NSW tribunal has now appointed a Strata Manager to take full control and get the repairs and maintenan

Look up Strata - Self-Managed Strata webinar

Published June 23rd, 2022 by Abode Strata

Look up Strata webinar  https://youtu.be/zTmIPscPYwU 

SCI Presentation about the current insurance market Oct 2022

Published October 14th, 2022 by Abode Strata

The costs of building products and the impact on premiums Insurance premium rises are directly linked to the increased cost of repair/building/maintenance. We often provide that explanation to clients, however the below graphic below paints a picture of just how much some costs have risen (this is from an article on domain.com.au dated 19th July 202

Section 148. Operation of accounts

Published March 3rd, 2023 by Abode Strata

148. Operation of Accounts Abode Strata operate a separate ADI trust account for each Strata Company we look after [(1) (a) below]. This account is opened in the name of the scheme, and all owners have a payment reference number unique to their lot. This identifies their contribution and auto-updates their ledger in our software. The levy positions

A Guide to GST in Strata

Published July 6th, 2021 by Abode Strata

A Guide to GST in Strata - Click the image to download

AFCA General Insurance Code of Practice

Published June 22nd, 2021 by Abode Strata

Summary The attached document is the General Insurance Code of Practice Free services by AFCA (Insurance) AFCA Insurance Law service 1300 663 464(free Insurance advice line) AFCA Financial ombudsman 1800 931 678(lodge complaints when all other avenues have failed)

A Guide to Strata Income Tax Matters

Published July 6th, 2021 by Abode Strata

A Guide to Strata Income Tax Matters - click image to download

Landlord Insurance vs Strata Insurance

Published September 1st, 2022 by Abode Strata

What's the difference? 

Award of costs from a Strata Company

Published November 9th, 2021 by Abode Strata

Delete Overview A builder had previously been a first respondent in an unsuccessful case brought by a Strata Company against the Building Commissioner and delivered in Aug 2021. The builder subsequently sought reimbursement of $14,922 which they expended on legal defence fees. The determination (delivered on 03 Nov 21) was partly successful, in that

Abandoned vehicles on common property

Published May 11th, 2021 by Abode Strata

Summary Vehicles left parked for days within the common property of strata schemes is a perennial problem for unsecured schemes (open access with no vehicle gate). Most commonly, vehicles are left in visitor bays but sometimes they may be left in the common driveway. If you suspect a vehicle may have been abandoned you can do the following: Put a no

A challenge to a No Pet By-law

Published November 9th, 2021 by Abode Strata

Delete Summary In this case, delivered on 03 Aug 2021, the applicants challenged the validity of the by-law banning pets, except with permission from all owners (which was denied). The applicant wanted to keep their pet Chihuahua in the unit, whilst in residence at their holiday home in Broome. The scheme was intended as holiday accommodation and no

What happens when an Ordinary Resolution vote is tied?

Published June 11th, 2022 by Abode Strata

Summary Where the vote at an AGM or Council Meeting is tied (e.g. 2 in favour and 2 against), then the motion is considered "lost".  The Act (excerpt below) states that the motion (Ordinary Resolution) is passed when it achieves "more than 50%" of the vote count.

Strata Insurance - commonly asked questions

Published March 23rd, 2021 by Abode Strata

Which areas does it cover? An insurance policy held by the Strata Company to cover the building and common property. The Strata Company has an obligation to insure all its insurable assets – that is, the building and common property - for full replacement value. This should include any common assets such as pools, gyms and recreation areas, as well

Organising insurance for all owners

Published January 23rd, 2022 by Abode Strata

Summary A recent case was heard in the SAT relating to the payment of strata buildings insurance. The case related to a 4 lot / single tier scheme which was self-managed. One owner (applicant) arranged and paid for the policy (from their own funds) and then asked the other owners to reimburse their quarter share of the premium. This had been a longs

Black Ants

Published April 9th, 2021 by Abode Strata

Summary Ants can be extremely frustrating and can be hard to predict and treat as they live underground, so can surface anywhere. Ants can enter buildings at any time of the year seeking shelter from the elements (rain and cold or dry heat). Food and moisture are attractants and in the Summer months ant activity increases, as they go in search of fo

Strata Council Communication

Published May 4th, 2021 by Abode Strata

Background The feedback we often receive from owners is that they would like to see more transparency from the elected Strata Council. We use this opportunity to encourage nomination at the next AGM however should you want to increase communication in the strata community, here are some ideas:  Uploading council meeting minutes to the owners portal

Proxy Forms

Published September 13th, 2021 by Abode Strata

Delete Summary When owners are unable to attend meetings personally, they may wish to appoint a proxy to act on their behalf. This could be another owner within the scheme, a friend/relative/associate, or the Chairperson of the meeting.  For this to occur, the owner (s) of the lot must appoint their proxy by completing and submitting their proxy for

The interpretation of the word "Structure" (Section 87)

Published March 29th, 2021 by Abode Strata

That's a structure?  Back in 2020, SAT was asked to make a determination as to whether a gazebo, shade cloth, and lattice installation within a part lot area constituted a "structure".  It had been erected on a lot owner's property, without a Section 7 application (now section 87). The Strata Company wanted a ruling to determine if it constituted a

Strata Meetings - Commonly asked questions

Published April 27th, 2021 by Abode Strata

Summary When you purchase a property which is strata titled, you become part of the Strata Company for that scheme. There are responsibilities which come with being a Strata Company member including; abiding by scheme by-laws, making levy contributions and then, there's the Annual General Meeting (AGM). We have put together this article to answer so

Downloading a statement for TYE via PIQ Portal

Published June 16th, 2022 by Abode Strata

How-to guide? Step Instructions Screenshot 1 Log into the portal. (Please contact us if you need us to reset your login details) 2 At the main screen, click the levies tab on the left side of the screen 3 On the levies screen, select the date range from the calendar. Then click "Download statement" 4 After clicking "Download Statement" a file will a

10-year maintenance plans - Your duty to maintain your building

Published February 17th, 2022 by Abode Strata

Solutions in Engineering Presentation Strata compliance - your duty to maintain your Building https://www.solutionsinengineering.com/

COC Professional Indemnity Insurance (Abode Strata)

Published February 23rd, 2021 by Abode Strata

COC Professional Indemnity Insurance Certificate of Currency - PI.pdf Abode Strata maintain higher than required Professional Indemnity Cover at $5m. Under the STGR 2019, we are only required to have $1m coverage.

11% interest on overdue levies

Published August 12th, 2022 by Abode Strata

Interest Overview The STGR 2019 (section 78) specifies that the interest payable to the Strata Company (all owners, not Abode Strata) is set at a rate of 11% per annum and is accrued daily.    How is it charged? When a levy is overdue (the due date is shown on every levy notice) there will be an interest charge which will be detailed on the next qua

ABC National - Bankruptcies from debts linked to strata levies are on the rise, causing pain for apartment owners

Published August 30th, 2023 by Abode Strata

Cracks in walls

Published July 27th, 2021 by Abode Strata

Summary Houspect has provided this great article which gives easy-to-read information with images about different types of cracks in masonry walls.  Click on the image below to view.

Merger Options

Published November 30th, 2024 by Abode Strata

  Merger Options for strata schemes https://www.landgate.wa.gov.au/land-and-property/land-transactions-hub/land-transaction-policy-and-procedure-guides/strata-titles/amending-a-strata-scheme/str-03-single-tier-merger-and-conversion-options/ 1. General Recent amendments to the STA affected single tier strata scheme merger and conversion options in th

Plot Ratio and Open Space

Published August 24th, 2021 by Abode Strata

Overview The open space requirements and plot ratio restrictions are laid down by the local authority in relation to the area of the land (parcel), which comprises the whole of the strata titles scheme. These requirements set out the total area of all structures, which may be constructed on the parcel. The balance must be kept as open space. The met

Flexihoses - what you need to know

Published November 16th, 2021 by Abode Strata

Guide to Strata Titles

Published November 30th, 2021 by Abode Strata

guide_to_strata_titles (1).pdf

A Guide to Common Property Income

Published July 6th, 2021 by Abode Strata

A Guide to Common Property Income - click the image to download

Submitting small value claims

Published June 26th, 2023 by Abode Strata

Frequent small insurance claims can significantly impact your insurance premium. Insurance policies aim to protect against major financial losses caused by significant events, and multiple small claims suggest a higher risk for future incidents, resulting in higher premiums. Here are some points to consider:   Premium Increases:  Every claim you mak

Seller Beware - failure to disclose the disruptive conduct of another owner in a strata scheme

Published July 18th, 2022 by Abode Strata

Thillagaratnam v Doan (2022) WASC 185 This case focussed on Seller disclosure and whether a Seller of a lot had a duty to inform a purchaser about the presence of an upstairs neighbour, who had a history of disruptive and anti-social behaviour.  The sale contract incorporated clause 10.2(c) of the General Conditions, which is a warranty by the Selle

Queensland - ABC News - Landmark decision about smoking on balconies

Published January 23rd, 2022 by Abode Strata

Is it asbestos or Hardie Fence?

Published June 29th, 2023 by Abode Strata

Info from:   HOW TO TELL THE DIFFERENCE BETWEEN SUPER SIX AND HARDIFENCE To the untrained eye, Super Six and Hardifence look quite similar. However, dealing with Super Six requires special precautions to be taken during its handling and for its disposal due to its asbestos content. Be careful not to dispose of any Super Six sheeting in general waste

Perth - WA Today - SAT orders Kelmscott couple to remove family pet

Published March 23rd, 2022 by Abode Strata

https://www.watoday.com.au/national/western-australia/dog-gone-sat-orders-kelmscott-couple-to-remove-family-pet-20181113-p50ful.html The strata council decided to take the issue to the SAT, who can enforce strata by-laws.

Work Health & Safety Act 2020 (including Asbestos info and slips, trips and fall hazards relevant for Strata Schemes)

Published October 5th, 2023 by Abode Strata

Slides from Presentation from Solutions in Engineering (Dakota Panetta) To view the full set of slides - click ↓ https://static.helpjuice.com/helpjuice_production/uploads/upload/image/8292/3532829/1696470702477-WA_Managers%2BPresentation%2BWHS%2BAct%2BPPT%2BV2.pptx   Some excerpts from the presentation in relation to requirements for Asbestos Manage

Should our strata have an asbestos report done?

Published January 25th, 2022 by Abode Strata

Flyers - cars parking on verge

Published January 31st, 2023 by Abode Strata

No Verge Parking Notice to request that you dont park on the verge.docx

Protecting your personal information

Published November 14th, 2022 by Abode Strata

How we look after our clients personal information In the wake of several high-profile cases in Australia where customers' personal data has been stolen, we would like to reassure our clients that we employ a number of techniques to keep our systems secure. For the tech geeks out there, here are some of the ways in which we look after our clients' d

CHU: Information about burst pipes

Published November 16th, 2021 by Abode Strata

Fencing Local Law

Published April 13th, 2022 by Abode Strata

The treatment of walls and gates as part of a "fence" The Dividing Fences Act 1961 (DFA 1961) makes no mention of walls/gates etc. It describes a "fence" as a barrier that will contain animals such as sheep and cattle (or as decided by a magistrate). So Perth has moved on a little since this Act was passed and most councils have adopted "fencing loc

Queensland - ABC News - smoking decision implications

Published January 23rd, 2022 by Abode Strata

Insurance - future trends for premiums

Published October 12th, 2021 by Abode Strata

Delete Summary We sometimes receive many funny looks and raised eyebrows at the AGM whilst going through the budget and discussing anticipated increases to strata costs. With insurance usually being one of the most significant expenses that make up the strata fees, increases of 20% of the premium can significantly impact the overall costs. Delete So

Urgent and non-urgent roof leaks

Published July 13th, 2021 by Abode Strata

Summary During the winter, cold fronts can cause very heavy downpours where a high volume of water can fall in a very short space of time. These deluges can cause gutters/downpipes/storm-water drains etc to become inundated and not function the way that they were intended resulting in leaks and flooding. Urgent? If there is water penetration into th

Storm-water and soakwells

Published July 14th, 2021 by Abode Strata

Summary During the winter, Perth experiences periods of heavy rainfall. In urban areas where there is/are many hard surfaces such as footpaths, paving, roads, driveways, etc, storm-water must be channelled away so that flooding does not occur. Storm-water drainage is separate to the sewer system, and it is necessary for homeowners and Strata Compani

Strata Company seeking removal of a large tree from a Part Lot

Published December 1st, 2021 by Abode Strata

Delete Overview A case where a Strata Company wanted a lot owner to remove a large tree (lemon-scented gum) from within their part lot garden area.  This was primarily because the roots were causing damage to the CP driveway. There were also issues with shading, branches falling, leaf litter and pavers lifting. The Tribunal ruled in favour of the St

Abode Strata staff - Accreditation Log

Published August 20th, 2021 by Abode Strata

Summary Abode Strata is has gained certification as a business. We were externally audited in May 2021 and it was confirmed that we adhere to the best practice model of running a strata management company. You can read more here. In addition, we also require all our staff to meet the SCA accreditation standard. There are 4 levels of accreditation an

Strata Loans

Published August 10th, 2021 by Abode Strata

Background The amendments to the Act in May 2020 required owners within designated schemes to have a 10-year maintenance plan carried out and then subsequently updated at 5-yearly intervals.  For some schemes with healthy reserve funds, the need to raise additional funds is not too onerous, but for those in poorly maintained schemes, they could be c

Mould

Published March 11th, 2022 by Abode Strata

Introduction To grow, mould requires the presence of:  Moisture A food source & Oxygen When all three of these are available, mould will grow.  Its important to note that mould cannot grow on glass, acrylic paint, ceramic tile surface etc, if clean. However, it can develop on dust / dirt on one of these surfaces as this provides the organic "foo

Simplified meeting rules

Published December 14th, 2021 by Abode Strata

General Meeting Rules Below is the conduct of proceeding at general meetings of the strata company. Attendees to the meeting must adhere to the below at all times. Meeting start time General meetings, subject to the presence of a quorum, will commence at the time notified in the notice of meeting. Moving & seconding of motions All motions and am

Dividing Fences in Strata Schemes

Published November 23rd, 2021 by Abode Strata

Key points The Dividing Fences Act 1961 defines a "sufficient fence" as one which must resist the trespass of cattle or sheep, or as determined by a magistrate. We have moved on a little since then, but the premise is that the fence must be sufficient. The Act makes no mention of walls, but some councils have Local Laws which overlay the Act and cle

The strata roll and the Privacy Act 1998

Published January 18th, 2022 by Abode Strata

Requesting access to the Strata Roll We frequently hear that owners within a scheme are denied access to the info on the strata roll due to the "Privacy Act" This topic has been discussed at length within the industry and on Strata discussion websites such as "Flatchat". They have an informative post that outlines some legal points here. What about

Council Meetings - Commonly asked questions

Published April 27th, 2021 by Abode Strata

Background The Council of the Strata Company are elected at the AGM and they represent all owners in the scheme. Owners can contact their Council members via the Strata Company mailbox or electronically via their Strata Company email address. Owners may request that topics be placed on the agenda for discussion and decisions at the next Council meet

CHU: Contents insurance in Strata properties

Published November 16th, 2021 by Abode Strata

Contents insurance for Strata With huge incentives for first home buyers, properties are selling at record speed. RealEstate.com.au has reported that sales volumes nationally were 75% higher last week than they were over the same period last year, refer to the report. There is a common misconception that carpets and your personal belongings are cove

Section 110 (1) and (2) certificates

Published October 29th, 2021 by Abode Strata

What are they? Section 110 forms are requested by purchasers to obtain information about the lot and scheme in which they intend to buy. Within the strata and settlement industry, they are referred to as:- Section 110 (1): a certificate about the strata company (Strata Company Certificate) Section 110 (2): a certificate about the lot (Lot Certificat

Requirements for volunteer strata managers

Published October 29th, 2021 by Abode Strata

What you need to know as a volunteer strata manager Following the amendments to the Act which came into effect in May 2020, there are some new requirements that must be met by not only your Strata Manager but also by those people who chose to self-manage their scheme (volunteer Strata Managers). Schemes can still have a volunteer Strata Manager. The

Structural alteration to a lot... is a shadecloth gazebo a 'structure?'

Published November 9th, 2021 by Abode Strata

Delete Summary A case that looks at an alteration (Shade cloth gazebo) and considers the definition of the word "structure." Even though this was a rudimentary (almost temporary structure) it was deemed to be a structure and the lot owner had not sought permission prior to the install. An order was made that it had to be removed. Click to read

Stair treads - info about anti-slip measures that can be installed

Published October 9th, 2023 by Abode Strata

Anti-slip treads cost only $19.29 per 1.2m from Bunnings.  https://www.bunnings.com.au/brutus-1-2m-anti-slip-stair-tread_p0375430   Anti-slip black and yellow tape (like sand paper) costs $12.95 for 5 metres from Bunnings.  https://www.bunnings.com.au/brutus-5mm-x-5m-yellow-and-black-anti-slip-tape_p0400833   Fiberglass stair nosing is also highly e

Car Park Bullies - AFR - Pinching common property

Published October 17th, 2022 by Abode Strata

Parking in visitors' bays Strata Car Parks - AFR 15 Oct 2022.pdf

Miami FL - abc news - Champlain Towers collapse

Published February 17th, 2022 by Abode Strata

The case of Champlain Towers, Miami FL https://abcnews.go.com/US/surfside-condo-collapse/story?id=80068218  Back in 2018, structural engineers conducted an inspection of the building and reported that "...among other things, concrete structural damage to concrete structural slabs on the pool deck due to failed waterproofing". Estimated repairs would

Video: 10-year maintenance plan information

Published April 22nd, 2021 by Abode Strata

Summary ABBC Building Inspectors have created these great videos to make it easy for strata owners to understand the new requirements for a 10-year maintenance plan.

Strata Community Insurance - strata toolkit

Published June 1st, 2021 by Abode Strata

SCI Resources Strata Community Insurance has a great page on their website which provides strata owners with some answers to the most common queries relating to strata insurance.   https://stratacommunityinsure.com.au/strata-toolkit/   Commonly asked questions from your owners' committee   SCI-QA-for-Strata-Managers-brochure-final.pdf

Section 100. Admin & reserve fund contributions

Published March 12th, 2022 by Abode Strata

Summary The Act sets out the requirement for schemes to raise levies in accordance with unit entitlement. However, if a scheme has passed a resolution to create a by-law (and this is registered with Landgate), the owners may vary this requirement to suit the individual needs of their scheme. This is set out in 100. (1) (c) (ii). See highlighted sect

Section 95. Power of strata company to enter any part of parcel

Published February 26th, 2022 by Abode Strata

Background Under certain circumstances, the strata company may have to enter a lot to resolve and issue which, if left unattended may become significantly worse, putting the building or even the residents, at risk.  An example may be a burst pipe within a wall which may only be accessed from within a unit, so it would be necessary for the strata com

Insurance valuations - commonly asked questions

Published April 24th, 2021 by Abode Strata

What is an insurance valuation? A report prepared by a licenced insurance valuer who is qualified to calculate the replacement value of the building and common property. The valuer carries out a physical inspection of the property and provides a report and recommendation, which takes into account the full cost to rebuild the property in the event of

Reporting stolen or damaged property online

Published April 25th, 2021 by Abode Strata

Summary To submit an insurance claim for property theft or damage up to the value of $10,000, the insurance company will require a Police incident report number. This can be obtained by completing an online form.  The form should be completed by the owner affected, or if it relates to common property, a member of the Strata Company or Council may co

Section 145. Strata Management Contracts - Minimum requirements

Published February 28th, 2023 by Abode Strata

Section 145. Strata management contracts: minimum requirements This is a standalone document signed by 2 council members. An ordinary resolution, as part of an AGM, will not suffice .  (1) A strata management contract must be in writing and must -  (a) state the strata manager’s name and address for service; and (b) state the strata company’s name a

Communicating with your Strata Manager

Published June 25th, 2021 by Abode Strata

Summary The SCA (WA) have published this guide for owners and residents living in strata properties. 

StrataVote Anywhere

Published April 20th, 2021 by Abode Strata

Summary At Abode Strata, our meeting notices and agendas are sent out using StrataVote software. This software goes beyond just providing a notice, it enables our clients to have their say by lodging their votes at a time which is convenient to them. StrataVote Set up guide

Commonly asked questions from your owners committee

Published May 18th, 2021 by Abode Strata

What is a written notice? (breach notice)

Published April 21st, 2021 by Abode Strata

What is a written notice? A written notice is a letter to the occupier or owner of a lot advising them that they have contravened one or more scheme by-laws.  Common examples include: parking on the common property damage to strata property, such as lawns noise disturbances pet causing a nuisance on common property STGR 2019 Explanation of S47 Strat

A Guide to TFN's and ABN's in Strata

Published July 6th, 2021 by Abode Strata

A Guide to TFN's and ABN's in Strata - click image to download