A Strata Manager acts on behalf of the Owners Corporation under the direction of the Executive Committee. An important part of any Strata Manager’s role is to be able to understand and interpret legislation to provide the best advice possible for Owners Corporations.

Strata Management, sometimes known as "body corporate management", is a specialist area of property management involving the day-to-day operation, administration and management of a property that is jointly owned and comprises multiple units, common areas and common facilities.

A Building Manager is also contracted by the Owners Corporation to take on more hands duties for the Owners such as hopper movement, sign installation, equipment checks just to name a few.

An Owners Corporation is a legal entity created when land is subdivided and registered to establish a Units Plan or Community Title Scheme. It exists to manage the mutual interest of all owners as well as deal with any issues that may fall into these two categories:

1. Physical property issues including gardens, common property, building structures and other shared assets such as pools, lifts and tennis courts.

2. Issues related to people living together such as disrespectful behaviour, noise, parking and many other matters where the actions of a particular occupier may impact on other residents.

Strata Management, sometimes known as "body corporate management", is a specialist area of property management involving the day-to-day operation and management of a property that is jointly owned and comprises multiple units, common areas and common facilities.

A development can be registered as either a Strata Title or Community Title. The result of this registration impacts the responsibilities of the Owners. LMM Solutions is able to provide management for both types of development.

Decisions are made by owners in two ways:

1. At a meeting of all the owners (an Annual General Meeting);

2. At a meeting of the Executive Committee (see “What is an Executive Committee”).

No individual acting in isolation can make a decision on behalf of the Owners Corporation and all owners have the opportunity to become involved in the running of the Owners Corporation by nominating for the Executive Committee. The committee must put into effect the lawful decisions of the Owners Corporation and once elected the committee is charged with decision- making power to deal with matters that confront an Owners Corporation during the year.

An Executive Committee are owners of units in the development and are elected by ordinary resolution at the Annual General Meeting. The Committee must have a minimum of 3 and a maximum of 7 members. If more than 7 members are to be elected, a special resolution is required (s.38).

The Executive Committee of an Owners Corporation exercises the functions of the corporation in two ways:

1. As the corporation directs by resolution at a general meeting; or

2. In the absence of a resolution – as the committee considers appropriate (by majority decision);

and include the following:

• Developing matters in relation to the common property and the strategic affairs of the Owners Corporation.

• Submitting matters to the Owners Corporation for consideration where required.

• Monitoring financial performance of the Owners Corporation funds.

• Approving the annual financial statements and budget for presentation to the Owners

• Corporation at the Annual General meeting.

• Carrying out the decisions of the Owners Corporation made at general meetings.

For more information about serving on the EC, see our FAQs on the Executive Committee topic.

Owners are encouraged to participate in the management and decision-making of their development and can get involved in several ways:

• By attending meetings and putting forward your point of view on any of the motions under consideration at that time;

• Being actively involved in the decision-making process by voting on the motions and returning your voting papers by the due date.

• By reading the Minutes of your meetings.

Contributions (commonly referred to as levies) are collected from every owner and are pooled to maintain the common areas. The levy amount and frequency of the contributions is decided by all owners at the Annual General Meeting. There are two types of contributions:

• Contributions to the Administrative Fund – which provides for the day-to-day running of the common property and may include insurance, gardening, maintenance, cleaning to name a few.

• Contributions to the Sinking Fund - which provides for the maintenance of the common property and may include painting of buildings, the renewal, replacement or repair of common property fixtures, and other capital expenses for which the corporation is responsible.

The amounts and frequency of payments is decided upon at the Annual General Meeting and is outlined in the meeting Minutes. Levy payment options are listed on the levy notice.