The strata committee
One to nine people elected at each annual general meeting to make day-to-day decisions for all owners.
What to know
- Elected at every AGM. Each owner can nominate one person per lot they own; nominees don't have to be owners.
- Can approve routine spending, renovation applications allowed by the by-laws, compliance notices, payment plans and interest waivers.
- Cannot decide anything that needs a special or unanimous resolution or must go to a general meeting (for example levies, appointing a strata or building manager, changing common property), or anything the owners have kept for themselves (s 36).
- Members must act honestly, fairly and with due care for the benefit of all owners, and complete annual training.
- People who owe money to the scheme at the AGM, the building manager and the scheme's leasing agents can't be on the committee.
- Owners with more than one-third of the unit entitlement can object in writing to the committee deciding a particular matter, so it goes to a general meeting instead.
When things go wrong
The committee "decided" something by email, with no meeting or minutes.
Ask the secretary for the minutes or the record of the electronic vote. A committee can vote electronically only by a method it has approved, and the decision should be recorded. If there is no record, raise it at the next meeting or ask for the matter to go to a general meeting.
The committee is about to decide something you think owners should decide.
If owners holding more than one-third of the unit entitlement object in writing to the secretary after notice of the committee meeting, the owners corporation must decide it instead.