It depends on the assets that need to be maintained. For example, is there a lift, if there is how many floors; a pool; a community facility; a gym; how much common area; are there intercoms or other wiring such as internet or strata TV antennas, are there any security doors, how much gardening needs to be done, etc.?
Consider that someone has to go through the files to find and copy the material required. The amount of work varies based on the activity of the body corporate, the more activity the more paperwork to be sorted and copied. How much would that person be paid per hour plus photocopying costs?
That is a choice. If buying a house, one wouldn’t get building and pest inspections (I just enquired about doing one - $800!) for five homes. Perhaps if they short-listed down to one but no more than two apartments it would be a more reasonable amount.
Did they do their due diligence? If it wasn’t in the strata report, it may have been a problem that was just diagnosed.
I would suggest knocking on some neighbours’ doors and asking if they are owners, and if they are, ask about the body corportate, fees, maintenance, etc. Even if they aren’t owners ask about the apartments in general; what is the atmosphere there like, are the people friendly, are repairs done in a timely fashion, etc.
There are many ways to get information before committing to spending money on a report.
My suggestion would be to narrow the list down as much as possible and only apply before signing the contract or during the ‘cooling-off’ period. And keep in mind that a ‘problem free’ property doesn’t exist in real life, and that when we are tenants we don’t get to see the register but all the costs associated with maintenance etc are reflected in the rentals (passed on to us)
Anyway, best of luck
my strata again sent me a legal threat ‘lack of payment’, with claims failure to appease a ‘payment plan negotioated’
but i’ve paid them every quarter
I paid $4000 (twice my due amount in 2024 when they failed to send invoices for 3 straight quarters.)
but they never respond to me either with the original invoices nor receipts of the payments
VCAT and CAV called them about 6 times and never responded to them either and they are unable to proceed because unless the strata responds to them they are unable to act on my behalf
I just don’t know what to do with this evil woman
How did i form a payment plan without ever having communication with them they never answer email, calls and office shamfront never open
Your frustration is evident and concerns are here for all to note.
If what you have received is a legally valid claim it may be best to seek legal advice from a professional law firm. While general comment may be shared here, it’s not possible for legal advice to be provided other than by a qualified professional. Depending on circumstances you may have access to a free legal aid service. Although as Choice has noted recently supply is inadequate to meet the demand.
In all our past dealings with legal services the initial meeting is usually not charged. It is usual for the professional to listen to your complaint, before advising if they expect action can be taken and what type of action may be necessary. There after an indication of the costs and fees. Having any evidence to support your experience with the strata will be helpful in explaining.
PS Assume you are aware of how Strata are regulated for your state or territory and have followed exhausted all avenues the legislation and regulator offers?
What a relief that must be. OTOH worth at least an honest apology. Do you attend the Strata AGM etc? It’s an issue that could be raised in various ways. Importantly if you know other owners with similar concerns. The outcomes are unlikely to change if the greater number of owners are not aware of what has happened, and it is placed formally in the permanent record of the Strata.
We’ve 4 decades as committed strata owners (more than one strata) and 20+ years in various committee roles.
Is this language that you experience in communication from your strata?
Subject: Debt collection proceedings - Lot 02 My Full Address (not the delinquent address)
Good Morning,
Further to previous correspondences issued that reflected debtor situation within complex [Never sent such communications], we confirm legal recovery actions has commenced against the debtor to recover outstanding funds. As confirmed previously, debtor situation results in other 2 members to complex being financially detrimented should they have to provide additional income to the OC to be able to meet the expenditure.
Payments plans have been arranged previously with member defaulting on same - thus recovery has proceeded to legal action.
Please also see attached declaration for your signature [A single page exert with no headings of purpose just sign here] and return reconfirming out delegated duties as management in relation to recovery of funds.
Kind regards,
The OC keeps sizable extra funds in trust according to the Annual report
so bit rich for them to extract funds from the 2 other units immediately, sounds unlikely to get that back
I still suspect i was ripped off last year the lawyer addressed demands for payment to my name, but I was sure I’d paid
Lawyer throughout document was written to Lot 01 [Not my property, 01 that is this year delinquent]
I now wonder if my payments were credited to the Lot 01, because the pricks still havent sent any type of individual receipt or annual payments
A critique of Strata Management Companies and their appointed managers. Specific to Victoria, however the industry is dominated nationally by the same “players”. Several of the better known are private companies - further limiting transparency.
For anyone owning and living in a property subject to Strata (Body Corporate) legislation two further points of note.
The appointment by the owners of a manager is not in many instances a legal requirement. The companies offering strata management services promote convenience as one benefit and avoidance of the supposed legal complexity of strata as another for owners to opt out of self management.
When it comes to government the companies providing the services appear to be well organised nationally with a common approach to advising how legislative changes might be for the better. Whether the average owner has an equal voice in any discussions, owners be aware!
The industry’s main lobby group, the Strata Community Association (SCA), says it represents the interests of owners and tenants, as well as management companies. But the Victorian branch’s 2024-2026 strategic plan, in an industry analysis, listed “owners’ groups” under “threats”. It recently advocated for changes to Victorian law to make it mandatory for strata schemes with more than 10 lots to appoint a professional manager. SCA Vic was approached for comment.
Is the fox who holds the keys to the hen house claiming there is no need to ask the chickens? A rather challenging position, and hopefully one the average politician can see past.
