Strata Committees help to keep your property running.
They are the Individuals (Owners) of the property, elected by the Members at a meeting, to assist in guiding the group.
They may assist in obtaining quotes, meeting with trades, reviewing budgets and expenses, reporting matters to your Management team and more.
Entitlements are the ratios which divide up the values of your lot, compared to others in your group / Strata.
Why are the values different?
Why does my neighbour pay less than me?
How are the values determined?
Stratarama is pleased to announce our CEO; Tony Johnson FSCM was last week awarded the SCA AUSTRALASIA 2024-25 Strata Community Excellence award for Senior Community Manager.
Tony received this award in front of over 400 peers and delegates at the Australasian conference in Hobart Tasmania. Finalists from ACT, NSW, NZ, QLD, VIC & WA contested this category.
A finalist at an Australasian level for this category twice prior (and Strata Manager 3 times previously), Tony was recognised with the 24/25 award to the delight of several Stratarama Team Members in the audience and to the congratulations of the entire team at home in Adelaide.
Lionel Colaco was also recognised as a Finalist in the category of Strata Community Manager of the year 24/25 following his South Australian win in this category in 2024. Whilst Lionel didn’t come home with the award this year, its important to mention how difficult it is for the judges to determine a winner, and to be in such a field from right around Australasia is such a huge credit to him and the organisation. We are all so very proud of Lionels contributions to the team and our clients.
What is the Strata Report; Section or Search document?
This report forms part of the Form 1 document helping you to avoid surprises and make informed decisions Such as:
Always ask questions before you buy. Learn more at Stratarama.com.au
No two Strata groups have the same costs, maintenance and levies
Let’s break it down!
Levies are based on the budget owners approval and can cover three key ways of raising funds:
Each owner pays based on unit entitlements, basically a percentage, applied by the strata plan.
No two Strata groups have the same costs, maintenance and levies
A well-planned strata means fewer surprises!
That’s where a Long-Term Maintenance Plan comes in.
It outlines:
Planning ahead protects property value and avoids costly emergency repairs! Allowing Members to create a sinking fund of savings”
Do you own a unit/ apartment in a Strata Titled complex and ever wondered who is responsible for the Hot Water service?
The answer lies in whether or not the hot water supplied to your unit is from a “Common hot water service”. Hot water supplied to your unit may be supplied from a gas or electric Hot water service (HWS). Does this hot water service supply hot water to multiple units with-in your strata complex? Or does it supply water purely to your apartment?
If the hot water service is supplying hot water exclusively to your unit, then the costs to maintain, repair, service and replace this hot water service would be the responsibility of the unit Owner. A private hot water service which serves only one unit, may not necessarily be located in a private or subsidiary unit area, it could be located in a common area (perhaps a breezeway) or attached to a common external wall. The key element here is not the location, but who it exclusively serves.
If the hot water service is one which is supplying hot water to more than one unit then this hot water service would be a common hot water service. Just as other “common” items and areas are the responsibility of the Strata Corporation to collectively maintain, so too is the common hot water service the responsibility of the Strata Corporation.
STRATA TITLES ACT 1988
Part 2—Division of land by strata plan
Division 1—The strata plan
5—Nature of strata plan and requirements with which it must conform
(6) – The common property comprises—
(a) any land or space that is not within a unit;
(b) any pipe, cable, wire, duct or drain that is not for the exclusive use of a unit;
(c) any structure that is not for the exclusive use of a unit installed before the deposit of the strata plan;
(d) any structure installed by a strata corporation as part of the common property;
(e) any other structure on the site committed to the care of a strata corporation as part of the common property.
The short answer is that the hot water service will be covered by the strata insurance as part of the Strata building insurance cover. This does not mean however that you have a claim with respect to your hot water service. The same as any building insurance claim, there must have been a claimable event for which you are seeking the insurer to assist you with. By this we mean; if the issue you have with your hot water service is one of general service, old age, general wear and tear, then there is no claim, and the same as any other maintenance item, the repairs (or replacement) required on the hot water service will remain the responsibility of the hot water service Owner.
If, however, the hot water service was stolen, or damaged in a building fire/ storm, then you may find that depending on the conditions and excesses applicable to your individual Strata building policy, that this could be a claimable matter, which could be lodged via your Strata Manager, insurance Broker or Presiding Officer (whichever is applicable to your Strata Corporation).
Alternatively, damages to the hot water service itself may not be a claim, however water damages caused as a result of an unexpected leak, may potentially form part of a claim. It is also possible in such instance, that the Strata Building Insurance may need to work side by side with an Owners contents Insurer.
The relocation of your individual hot water service would be at the cost of the unit owner whom owns and has exclusive use of the hot water service.
Relocating the Hot water service, may require the consent of the Strata Corporation Members depending on the resolutions previously passed by your Strata Corporation and the location that you wish to move it. For example, if you wish to relocate it to a common wall and/ or the group has not previously passed a blanket resolution in regards to where Members can relocate their HWS then this would require the consent of the Corporation by passing an appropriate resolution in accordance with the Strata Titles Act 1988.
This would be the same as say replacing and relocating an existing tank style Hot water services for perhaps a roof mounted solar hot water service.
The replacement of your individual hot water service would as discussed above be at the cost of the unit owner whom owns and has exclusive use of the hot water service.
If you were replacing your Hot water service with the same style and shape unit (i.e an instantaneous for another instantaneous unit, or a water tank the same size, for another the same size) then this would not require the consent of the Strata Corporation. As this is effectively a maintenance item, where you are not changing the appearance or attachments to the building. If you are seeking to replace the Hot water service with a different style/ type, then you may require the consent of the Strata Corporation Members depending on the resolutions previously passed by your Strata Corporation and the changes being sought. For example, if you wish to replace your instantaneous unit to a large style water tank attached to the wall and such changes have not previously been passed a blanket resolution in regards to doing so, then this would require the consent of the Strata Corporation by passing an appropriate resolution in accordance with the Strata Titles Act 1988.
Every Strata Corporation (and Community Corporation) is different, made up of different people and different past precedents. It is in your best interest always before undertaking any works to the property (particularly external works), to initially reach out to your Presiding Officer or Strata Manager to discuss the works you are seeking and find out what action may or may not be required from you.
You may also find that similar works have been approved in the past and the Strata Corporation may have a Plumber or Contractor familiar with your site and the works required that can be asked to provide you with a quote.
Looking to change Managers? Stratarama is here to assist you every step of the way. Contact us by clicking on the link for an obligation-free proposal. Wanting to come on board? Our friendly team will arrange a smooth transfer from start to finish, assisting and guiding you on all the steps.
Strata Community Association (SCA) developed a Strata Management Practice Standard (SMPS), which Strata Management businesses who are SCA members are able to submit to in order to highlight their professional standing in the strata and community management industry.
A voluntary practice standard, the SMPS is for strata community management businesses, in relation to their own internal procedures as well as contractual relationships with strata communities.
Through an independent audited process, the SMPS recognises businesses that have developed and adhered to their documented internal processes. These are implemented to ensure best practice with regards to trying to improve client satisfaction and also to ensure proper internal business processes.
At the writing of this, only 15 Strata and Community Companies in Australia have committed to and subjected their business to the audit process and become Certified SMPS Strata management businesses.
Stratarama are very pleased to be a leader in this area, becoming the first (and to date, only) SMPS Certified Strata and Community Management Business servicing South Australian Strata and community titled properties.
We believe that along with maintaining our internal systems, processes and guides, by choosing to have these audited by third party auditors, as arranged by the Strata Community Association (SCA), we are able to provide confidence to our clients and those who may be seeking a change in management. Submitting to meet this certification highlights our commitment to be transparent and ethical in all our dealings both with our clients and also our team.
SMPS Certification we believe offers:
In 2023, Stratarama were also the first South Australian Business to take the Respect Pledge. The SMPS certification and the commitment to the SCA respect pledge are just some ways in which Stratarama aim to show our commitment to clients and delivering upon our standards.
That’s the only job batteries owe us: to provide modern humans with the convenience of electricity in a handy, portable form. The only problem is that most batteries run flat quickly, and you must discard them if you don’t have a specialized charger.
This culture leads to billions of disposable batteries being thrown away yearly. A habit that’s equally hard on your pocket and bad for our environment.
One common solution being taken up routinely is the use of rechargeable (Lithium) battery! A lithium battery is like a rechargeable water tank for your electronics. It holds a special type of liquid that stores lots of energy and releases it slowly to power your devices.
This liquid uses lithium metal, which makes these batteries so powerful and compact. They power everything from electric cars to computers, smartphones, and other gadgets. In particular you will see such batteries in items such as Portable Scooters. Unfortunately, this comes with significant risks, particular for Fire, especially if left on charge, or poor quality/ cheap batteries are being charged.
In recent times there has been many incidents of such batteries causing damage to people or property. In April 2024 an e-scooter battery fire erupted at the Oaks Embassy involving creating significant damage not just from the fire, but also the water from the sprinkler systems in the apartments. See the below links to the story:
While generally safe under normal use, lithium-ion batteries can overheat and ignite under certain conditions. These fires can be intense, releasing toxic fumes and seriously threatening your property and safety.
Several factors can contribute to the risk of a lithium battery fire; however, four instances are stated below.
Exposure to direct sunlight, heat sources, or even storing them in a hot car can elevate temperatures dangerously, increasing the risk of fire.
Using incompatible chargers or leaving batteries plugged in after they’re full can lead to overcharging, another significant fire hazard.
Punctures, crushing, or bending of the battery can cause internal damage and trigger a fire [2, 3]. You want to avoid this scenario.
Faulty batteries can malfunction and overheat even under normal use. While not common, it is also an issue.
These risks above (i.e., mechanical, electrical, and thermal abuse) lead to what is known as a “Thermal Runaway.” The event occurs when a cell within the battery overheats, releasing energy that further heats surrounding cells.
The energy created leads to a dangerous chain reaction, i.e., several events triggered by the same initial event, escalating the fire’s intensity.
Thankfully, here are a few actions you can practice to reduce the risk of having a lithium battery fire:
Use Approved Chargers
Always use a certified replacement charger or the one supplied with your device.
Charge on Flat, Heat-Resistant Surfaces
Avoid charging your devices on/near flammable surfaces (e.g., carpets, beds, cardboard, etc).
Don’t Leave Batteries Charging Unattended
Avoid charging your devices overnight – if you can.
Store Batteries Properly
Keep them in cool, dry locations away from heat sources and direct sunshine.
Invest in Safety Measures
Install fire extinguishers and smoke detectors designed to put out lithium battery fires. They are crucial additions to your home safety plan.
Examine Batteries Regularly
Inspect visually for damage, swelling, or leaks. If you observe these visual cues, dispose of damaged batteries appropriately (see below).
Lithium batteries should never be thrown in regular trash because incineration or improper disposal at landfills can damage them, increasing the fire risk [1]. Check with your local waste management authority for designated lithium battery recycling locations.
Note: even small batteries can cause significant damage.
The concerns around these batteries is of such a concern that in 2023 the ACCC released a paper about it, which can be read here:
https://www.accc.gov.au/about-us/publications/lithium-ion-batteries-and-consumer-product-safety
Researchers are constantly working on improving lithium battery safety.
This process includes developing more fire-resistant materials, improved battery safety circuits, and early warning systems to detect potential problems.
As our reliance on lithium batteries grows, so does the need for ongoing safety education and responsible practices.
By understanding the risks and taking necessary precautions, you can harness the power of lithium batteries without compromising your safety.
It is important to note that even in the event that your property is adequately insured and has the correct levels of cover in place. No one wants the fall out from an insurance claim. Potentially higher excesses, high premiums as a result of the costs of the claim paid out resulting from fire and water damages (sprinklers/ Fire brigade). This talk about insurance doesn’t even take into consideration the real concerns which is of course the genuine risk of bodily harm or even loss of life that a fire can cause.
Two of the Insurers who regularly deal with Strata and Community Titled properties both in South Australia and Australia, CHU and SCI have both issued information about these batteries on their webpages. Both are referenced below for your reading:
INFO PAGE:
CHU | Mitigating risks of lithium-ion battery usage in strata properties
FACT SHEET:
CHU | Lithium Battery Factsheet
INFO PAGE:
SCI | Understanding and managing lithium-ion battery risks
FACT SHEET:
SCI | Lithium Batteries Warning
Other References
Recently Tony Johnson of Stratarama was asked to attend and speak at a Finance Society’s First Home Buyers Seminar to provide information for those looking to purchase for the first time in a Strata or Community Titled property here in South Australia.
It doesn’t matter whether you are a First home buyer or anyone looking to purchase into a Community or Strata titled property in SA, its important to understand what you are purchasing and be aware in advance of placing an offer, that you are not entering into the purchase of a Torrens Titled property. The purchase you may be making comes with a variety of other rights and responsibilities. Any property purchased that has an element of common property should be reviewed.
To begin, with no matter which title you are purchasing, make sure you properly review and consider the documents compiled by the Conveyancers (and selling Agents) called the Form 1. This document contains not only all the standard documents for any other property purchase but it also contains a select set of documents relating to either Strata or Community Title, depending on the property. These are the Section 41 (Strata) or Section 139 (Community) Titled Documents.
Importantly here you will find information relevant to maintenance, insurances, costs and possibly any neighbouring unit disputes. Don’t just read the cover sheets for these searches, because an understanding of the funds held, allocation of the funds held, maintenance being considered and in fact any additional costs that the group may be considering imposing on all unit Owners sit with-in the last two sets of minutes from the body Corporate meetings held of the group and the bylaws/ Articles or Resolutions sheets provided. These searches will often also contain any major reports such as Engineering issues.
Depending on whether the property is a strata or community will impact whether you are responsible for different maintenance items personally, or collectively. Whilst the Acts in place govern overall, there are specific rules that apply to individual property sites. This could include important details that may impact your interest in the property, for example; Am I allowed to keep a pet? Am I allowed to install solar panels?, Can I change the external colour of my unit? Am I allowed to erect a pergola? Can I park a second car on the common property?
If you are purchasing off the plan, you will still be able to view more than just the plans prepared by the Developer, you will also be able to review all the Community Bylaws and a budget of anticipated quarterly costs. These costs could include items such as grounds maintenance, common power, common water, and any sinking fund amounts being paid for future major expenses.
Remember, if there is something you are not sure about, contact the Strata Manager and ask. Far better to get a proper understanding of the property and what you can and cannot do, costs, etc
If you have any general questions, do not hesitate to contact us here at Stratarama for more tips on what you should be looking for.
First Home Buyers Seminar 2023 at Stratarama Stadium .