How do I change strata managers?
How do I change strata managers? Often, we find reasons to avoid change and maintain the status quo; however annoying that is, it feels like an easier option. However, when managing your investment, whether a residential, community, commercial, or industrial strata scheme, a strata management firm has a reasonable set of responsibilities that should be met without unnecessary failures. For the most part, quality strata management firms do a very good job, and most strata schemes run smoothly and successfully. However, suppose you find yourself in the uncomfortable position where your current strata firm ignores your requests.
In that case, communication could be better, and the response could be faster and more convenient, or more serious issues arise, such as remedial action notices or financial matters not being addressed. It may be time to think about changing strata managers.
What to do first
The first step is to bring your concerns to the owners corporation or strata committee. Ensure you outline your concerns with valid and detailed evidence that supports your concerns. It is important to ask your strata manager to provide you with a copy of the current agreement between the strata management company and owners corporation. In most cases the strata management firm is responsible for:
- Administration of the strata scheme paperwork
- Administration and organisation of meetings
- Maintaining the scheme’s financial records and reporting
- Ensuring compliance with regulations and legislation
- Drafting and enforcing rules and by-laws
- Assistance with repairs and maintenance issues
- Dispute resolutions.
Depending on the original agreement, other roles and responsibilities may form part of the agreement.
It is important to note that the strata manager is not in charge of your strata scheme. They act in an administrative capacity and are not involved in executive decisions without consultation with the strata scheme committee.
You’ve tried to find a resolution - it is time to move
So, you’ve tried to resolve the issue with your current strata manager, however it isn’t working. If the current agreement is coming to its end date, you need to address any clauses that relate to giving notice or renewal obligations that may exist in the current agreement. At ASSM, our team can help identify any clauses and provide professional advice.
If the current agreement is not nearing its expiry a contract can only be terminated prior to its expiration date if the strata management company has breached its terms.
Most contracts allow a period of time for the strata manager to mend the breach before the termination procedure can be started.
It is important that you follow the terms of the agreement correctly and obtaining legal advice should be considered.
You’ll need the agreement of a majority of owners to change strata managers. Once the executive committee has put together some information and made a preliminary decision, it must be taken to the owners corporation.
If you are changing strata management companies at the expiration of a contract, the timing will coincide with the AGM. If you are terminating due to breach, and the AGM is a long way away, you may choose to call an Extraordinary General Meeting (EGM) instead.
Only financial members, which means those whose levies are up to date, are able to vote. You’ll need to record the resolution in the minutes in accordance with legislation.
Once this process is completed you can change strata managers.
It sounds like a lot of work
It can seem like a large thing to organise; however, most committees are responsive and all want what is best for the strata scheme.
When you are feeling let down by the current strata management, chances are others are also having the same thoughts.
Raising your concerns and asking the current management for improvement is the best option and generally results in better performance.
It is when your concerns are not satisfactorily addressed and the committee is in agreement then you should look to change your strata management firm. Poor strata management will negatively affect the wellbeing of the community.
Poor communication, lack of response to repair and maintenance issues and poor record keeping can be more than frustrating. Unattended issues can place the stability and safety of the strata scheme at risk.
All Suburbs Strata Management can assist you with the transition and set solid foundations for a long and successful relationship. For over 40 years our firm has been providing professional and experienced strata management for thousands of property owners and strata schemes across New South Wales.
Our strata managers are the most qualified and knowledgeable in the industry. The are 100% mobile and fully responsive to our clients’ needs.
It is our job at ASSM to ensure your strata scheme runs as smoothly as possible. When you are thinking of changing strata managers or are looking to engage a professional and qualified team, contact ASSM today and experience the difference that 40 years of successful strata management will make.
