BP Strata Meetings Policies

Meetings: Policies & Approvals

In this, and the following sections, we take you through the agenda of a strata corporation AGM.

Policies

The following are standard approvals for Animals, Signs and Works. We recommend all groups develop a set of standard approvals/policies as this can save calling many special meetings. It will also assist new owners in knowing what they can and cannot do.

Legislation

Article 4: Subject to the Strata Titles Act 1988, a person bound by these articles must not,
without the strata corporation’s consent (simple majority), keep any animal in, or in the vicinity of, a
unit.

POLICIES & APPROVALS:
Animals:
No Animals: It was agreed that the Corporation’s policy is not to approve applications to keep an animal. (note – this may be unsupportable at law and we recommend that the Corporation treat each case on its merits)
OR
May Apply: It was agreed that owners may apply for approval on an individual basis, in accordance with the requirements of the Article 4 of the Strata Corporation’s articles (Schedule 3).
OR
To Management Committee: The Corporation delegates authority to the Management Committee to approve any applications for animals.

Legislation

Article 8. A person bound by these articles must not, without the consent of the strata corporation, display any sign, advertisement, placard, banner or any other conspicuous material of a similar nature—

(a) on part of his or her unit so as to be visible from outside the building; or
(b) on any part of the common property.

Land Agents Signs:
Allowed: A Land Agent instructed to offer any unit “For Sale” be permitted to erect one vertical (portrait) sign only, of dimensions not greater than two (2) metres square. This sign must indicate the number of the unit, and is to be installed as near as practicable to the front boundary of the premisesApproval is subject to the sign being removed not later than 48 hours after a contract for sale of the unit has been signed.
OR
Prohibited: It was agreed that a total prohibition be imposed on the erection on any portion of the common property any Land Agent’s sign advertising that a unit is “For Sale” or “To Let”.
OR
No Restrictions: No restriction be imposed on the erection on any portion of the common property Land Agents’ signs which advertises that a unit is “For Sale” or “To Let”, save and except that any such sign must indicate the number of the unit. Approval is subject to the sign being removed not later than 48 hours after a contract for sale or letting of the unit has been signed.

Legislation

Section 29. Alterations and additions
(1) A person must not carry out prescribed work in relation to a unit unless the person is authorised to do so—

(a) where all of the units comprised in the strata scheme consist of nonresidential premises—under the articles of the strata corporation; or

(b) in any case—by special resolution of the strata corporation.

(2) Where a person acts in contravention of this section, the strata corporation may, by notice in writing to the unit holder, require him or her to carry out, within a reasonable period fixed in the notice, specified work—

(a) to remedy any structural deficiency caused by the work; or

(b) to restore the unit to its previous state.

(6) In this section prescribed work in relation to a unit means—

(a) the erection, alteration, demolition or removal of a building or structure;

(b) the alteration of the external appearance of a building or structure.

APPROVALS: (Requiring Special Resolution)

Airconditioners: Wall Mounted & Split System: Unit holders may install a wall mounted or split system airconditioner to the unit, provided it is not mounted on the frontage of the unit or impedes any common walkway, and is a low noise rotary compressor model which creates no more than 45db of noise. It must be in accordance with EPA requirements current, at time of installation.
AND / OR
Airconditioners: Roof Mounted: Unit holders may install a roof mounted airconditioner to the unit, provided it is mounted below the ridgeline at the rear of the building and is similar in colour to the roof and creates no more than 45db of noise. it must be in accordance with EPA requirements current at time of installation.

Awnings/Blinds: Unit holders may install external awnings / blinds on windows, provided the colour, design and location are approved by the Management Committee
OR
Awnings/Blinds: Unit holders may install external awnings / blinds on windows provided they are similar in colour and design to those installed at Unit _______.

Heaters: Unit holders may install a space heater in their unit with a flue that protrudes through the roof, providing, the flue is installed by a qualified tradesperson and complies with the relevant Acts.

Pay Cable TV: Unit holders may connect to cable TV subject to all wiring being hidden, and any damage caused to common property to be made good by the respective owner.

Pay Satellite TV: Unit holders may connect to pay TV via satellite dish on the gutter fascia/roof above their unit subject to the dish being installed below the ridgeline at the rear of the unit. The Management Committee must approve the exact location of the dish.

Pergolas/Verandas/Shade Sails: Unit holders may erect a pergola/veranda/shade sails in their rear unit yard subsidiary subject to local Council approval where necessary, and that it be erected using first grade materials to a trade standard

Rain Water Tanks: Unit holders may install a modular rainwater tank on their own rear unit yard subsidiary providing adequate measures are taken for the discharge of overflow water to the satisfaction of the Corporation.

Roller Doors/Remote Control: Unit holders may install remote controls on their roller doors to their carports, provided the colour and design are approved by the Management Committee
OR
Roller Doors: Unit holders may install roller doors to their carports provided the colour and, design are similar in to that installed at Unit number _______.

Security Screens: Unit holders may install security screens to the doors provided they are similar in colour and in design to those already installed.

Security Shutters: Unit holders may install security shutters to the windows provided the colour, design and location are approved by the Management Committee.
OR
Security Shutters: Unit holders may install security shutters to the windows provided they are similar in colour and design to that installed at Unit number _______.
Sheds: Unit holders may erect one small garden shed in their rear unit yard subsidiary.

Skylights: Unit holders may install one skylight to their unit provided it is fitted by a qualified tradesperson, and is installed at the rear of the unit below the ridge line.

Solar Heating: Unit holders may install solar heating equipment to the roof of their unit provided it is fitted by a qualified tradesperson, and is installed, if possible, at the rear of the unit below the ridgeline.

TV Antenna: Roof Mounted: Unit holders may install one roof mounted television antenna for each unit, subject to all wiring being hidden.
OR
TV Antenna: Roof Space: Unit holders may install one television antenna in the Corporation’s roof space, above their unit and below the roof tiles.
OR
TV Antenna: Roof mounted television antennae are not approved.

Roof Insulation: Unit holders may install insulation in the roof space above their unit, subject to the work being undertaken to a trade standard, and that no insulation be installed on or above down lights, transformers and other equipment used for heating.

In accordance with the provisions of the Strata Titles Act 1988, and pursuant to the Notices of Motion included in the “Notice of Meeting”, it was resolved by Special Resolution that the Corporation grant consent for the previous standard approvals. This is subject to the unit holder and their successors in title agreeing, without any further notice, that the costs of and incidental to installation, maintenance, repairs and replacement, shall be at all times be at the expense of that unit holder, from time to time.

Moved __________/__________ ___agree / ___disagree (requires at least 2/3ds of all units to agree)

Hint

As chairperson:

have a copy of any existing policies at hand – all of the above may have been previously resolved with no need for it to be addressed at this meeting.

Best Practice

We recommend that all groups develop a set of standard approvals / policies. This will save having many special meetings, and assist new owners in knowing what they can and cannot do.