At ASSM, we’ve been providing strata management services across Greater Sydney, the Nepean and the Central Coast for over 40 years. One thing is fundamental to every strata scheme: they require collective decision-making. A strata scheme brings people together from all walks of life, and with that come different personalities, varying priorities, and, of course, assorted opinions.

Most of the time, those differences are simply part of community living. But what happens when one owner continually challenges decisions, disputes processes, raises repeated objections or simply refuses to cooperate?

Can one person actually slow down an entire strata scheme?

The short answer is yes, they can make things complicated. But that doesn’t necessarily mean they can bring everything to a standstill.

It is important to put things in perspective. When an owner asks questions, challenges a proposal, or votes against a motion, it doesn’t automatically mean they are being difficult.

Owners have a legitimate interest in how their scheme is managed. They may want more information about an expensive repair, question a levy increase or have a different opinion about how common property should be maintained. As in any organisational setting, healthy debate can sometimes lead to better decisions.

In a strata scheme setting, problems with an individual owner generally begin when disagreement becomes a persistent obstruction. An owner might repeatedly revisit matters that have already been properly decided, make excessive demands on committee members, refuse reasonable access, continually challenge procedures or turn relatively straightforward matters into ongoing disputes.

When this occurs frequently, it goes beyond healthy debate and can consume considerable time and energy.

A key function of good strata management is process, and strata decisions follow processes for a reason. Depending on the issue, quotes may be needed, motions prepared, meetings held, and votes taken before work can proceed. A persistent dispute can add another layer.

Consider a major common property repair. The committee may have investigated the problem, obtained professional advice, and sourced quotes, only to find that one owner repeatedly questioned the scope, challenged previous decisions, or disputed the need for the work.

It doesn’t automatically stop the project, but it can require additional correspondence, meetings, professional advice or formal dispute resolution. That takes time and can potentially add costs.

The same can happen with renovations, by-law issues, parking, noise, pets, access to lots and use of common property. It compounds an issue and can lead to frustration and holdups that affect other owners within the strata scheme.

I mentioned the word collective at the top of this article, and strata schemes are designed around collective decision-making. Every eligible owner has a right to participate, but that doesn’t mean every decision requires unanimous agreement.

Different decisions require different voting thresholds, and once a valid decision has been made through the appropriate process, the owners corporation can generally move forward.

This is where proper governance becomes particularly important.

Meeting notices, agendas, motions, voting and minutes all need to be handled correctly. When the process is clear and properly documented, it mitigates issues about what was decided, why it was decided, and what needs to happen next.

Good records are essential if a disagreement ultimately needs to be escalated.

Not every disagreement needs to become a formal dispute. Sometimes an owner is objecting because they don’t understand why a decision has been made. They may be concerned about costs, feel that they haven’t been heard or simply need more information.

Clear communication can make an enormous difference. Explaining the background, providing relevant documents and giving someone a reasonable opportunity to raise their concerns will often resolve an issue before positions become entrenched.

When that doesn’t work, however, it’s important to use the proper channels rather than allowing endless arguments to continue.

NSW strata schemes have established processes for resolving disputes. Depending on the circumstances, these can include formal consideration by the owners corporation, notices to comply with by-laws, mediation through NSW Fair Trading and, where necessary, an application to the NSW Civil and Administrative Tribunal (NCAT).

What may feel insignificant to one owner can be a major issue for another. This scenario can draw attention away from everything else. Property disputes are not isolated to strata schemes either, and free-standing residential and commercial properties are often the subject of disputes when alterations or a change in purpose is proposed. Channels exist to help resolve disputes, and the same applies within a strata scheme.

It is important to remember that a strata committee still has a building to look after. There are budgets to manage, maintenance to organise, insurance to maintain, compliance requirements to meet and decisions to make for the benefit of the wider owners corporation.

One ongoing disagreement shouldn’t consume every committee meeting. A structured approach helps separate the dispute from the scheme’s other responsibilities. Correspondence can be documented, decisions can follow the correct processes and professional advice can be sought when required.

Communication is essential to ensure everyone knows what happens next.

Difficult situations and conversations are part of strata management. The real test is how they are handled. At All Suburbs Strata Management, our experienced strata managers work with residential, community, commercial and industrial schemes across NSW. We understand the importance of listening to individual owners while also helping owners corporations make decisions, meet their obligations and keep the scheme moving forward.

When disagreements arise, experience, consistency and clear communication matter. Sometimes the best outcome isn’t getting everyone to agree. It’s ensuring that everyone has been heard, that the correct process has been followed, and that the scheme can get on with what needs to be done.

If your current strata manager is not meeting expectations, contact our experienced team to discuss your options. We can assist with a smooth and straightforward handover.