I am part of a 6-unit complex and trying to get common property repairs completed. All owners are part of the council automatically, as no one has wanted to take on the positions officially, which is fine. However, most owners do not respond to quotes for repairs (owners prefer to only respond to the strata manager, and there is no group discussion). Therefore, a majority decision is not reached. The money is available for all repairs. The appointed strata manager states that they cannot act, which I understand; however, what should I expect from the strata manager in regards to following up with owners who don't respond, reminding owners they are in breach of the strata act by not allowing repairs to the common property to be completed in a timely manner etc.? And finally, what would be the next step to make owners responsible if the strata manager does not take any action?
In your situation, it would be beneficial for the Council of Owners (COO) to establish a direct line of communication among themselves, independent of the strata manager. A dedicated communication channel—such as a group email, messaging app, or online forum—would streamline discussions, leading to quicker, more coordinated decisions on common property matters.
Here’s a structured approach that may help:
Appoint a Chairperson or Primary Contact: The COO could appoint a chairperson or designated contact to coordinate responses and update the strata manager as needed. This ensures more efficient communication, reducing the need for the strata manager to engage with each owner individually.
Set Response Deadlines: The COO might set a response deadline for each maintenance or repair decision. If certain owners do not reply by that date, decisions could proceed based on the inputs of those who have responded, ensuring that critical repairs are not delayed due to lack of engagement.
Limit the Strata Manager’s Role to Council Communication: It's generally impractical for the strata manager to communicate with each owner separately on every decision. Instead, the strata manager should engage with the COO as a group, helping them coordinate and reach consensus. While the manager should follow up with the whole COO as needed and advise on requirements under the Act, owners could communicate among themselves to expedite decisions.
Hold the Strata Manager Accountable as a Group: If there are concerns about the strata manager’s performance, such as lack of follow-through, these should be discussed within the COO. A unified COO can then clarify their expectations to the strata manager or, if needed, consider other management options. This approach would be more effective than having owners address performance concerns individually.
Consider Resignations for Non-Contributing Members: If some council members are unresponsive or do not participate in the COO’s responsibilities, it may be worthwhile to suggest they consider stepping down. This would allow engaged owners to take on those roles, creating a more functional and proactive council. Members who step down are welcome to rejoin if a vacancy arises, respecting that personal priorities may sometimes take precedence over strata matters.
By establishing these internal processes and strengthening council structure, you can manage decisions more effectively, hold the strata manager accountable, and ensure timely action on property matters.
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