Strata Ownership Continues to Grow 9/01/2009 The lions share of Australian property owners who have chosen to live under strata title management live in Sydney. Nationally the sum is nearly two million, and the numbers for Sydney are growing fast. The appeal of this style of living is shared costs and an inner city location, and as the number of strata schemes expands so does knowledge about how such schemes work.
A local authority on strata living, Mr Richard Tooker, director of New South Wales Strata Management, believes that because strata schemes see people join what is effectively a community, owners need a clear understanding of exactly what they share with others and what they do not.
Most people are aware, he says, that cost sharing of common areas makes strata title living attractive, as no single owner has the sole responsibility for their repair and maintenance. This sharing can see more people enjoy a greater range of amenities at lower cost.
“What people need to know is what exactly are the common areas under management by the collective community.”
He says that both prospective buyers and/or existing owners can find this information by carefully reviewing records and plans.
“By examining the buildings’ strata plan they can see where common property boundaries lie. Each plan is required to show the common property, the areas where combined funds are used for such things as cleaning, regular maintenance, and yes, pooled funds that go into what is known as a ‘sinking fund’ for longer term repair or refurbishment.
“If you are examining a plan it can pay to give special attention to the details of such areas as balconies, the sliding doors leading to them, balcony railings and even garage doors, as some strata plans can differ as to whether or not these are listed as common property or not.”
Understanding the language of ‘strata speak’ can take a little time he says, but comes to hand the more time is spent examining the plan and the buildings by-laws, which are effectively the does and don’ts of strata living.
“In general terms, the common areas include the outside of the building, the grounds, parking areas, roof and general structure.
“Each owner has private control over the inside of their unit, often referred to as ‘airspace’. The roof, the ceiling, floor and the four main walls would be considered common property that forms the boundaries of the ‘airspace’ as these are integral to the building itself.
“But the units’ internal walls that divide this ‘airspace’, and the floor coverings, fitments, appliances and furnishings remain the private domain of the owner.”
Mr Tooker says there can be grey areas where things are not so simple, such as the location of an air-conditioner, which by necessity can involve cutting into or otherwise altering what could be interpreted as common space for private use.
In instances such as these it can be helpful in the extreme for the buildings’’ Owners Corporation to be able to turn to an outside authority for advice and council. And this is where the oversight role of the Strata Manager can come into play.
“Because the Strata Manager stands at arms distance from all the buildings’ owners they are able to provide unbiased advice. Their thorough understanding of the strata laws and regulations, they assist the owners Corporation and its Executive Committee in reaching decisions that are in full compliance with the Strata Title Management Act.”
New South Wales Strata Management (formerly Gilmour Strata Management) commenced business in early 1991, as a member of the highly respected J A Gilmour & Sons group of companies. Licensed solely and specialising only in strata management services, the company has steadily grown to become one of the largest such organisations in New South Wales.
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