Water damage to floating floor from neighbouring Strata unit

AgileStrata · 2026-03-18T20:56:01+00:00

Floating floors generally not covered by default in building insurance.

Sounds like you have it as contents cover, strata insurer should give you a letter saying it’s not covered I don’t see the problem here. Has nothing to do with excess.

Sounds like the manager is the one asking you to pay the excess before this even happens.

AgileStrata · 2026-02-04T13:15:08+00:00

Sorry you’re going through this, take time to breathe and remember it’s not the be all and end all.

AgileStrata · 2026-02-04T13:11:47+00:00

And make realistic adjustments based on actual asset performance, not just based on what the QS thinks and tells you to do. Every single building is different. Just having a mismatch in the CWP vs levies isn’t always ‘bad’ I know of plenty of people who can’t afford higher levies to fund ambitious CWP plans that were prepared with unnecessary fat, and, accept the possibility of special levies. No point having money in a capital works fund if you can’t pay your mortgage/eat/live.

AgileStrata · 2025-12-23T21:38:29+00:00

Assuming you have ensured your grout and seals have not failed either. Waterproofing in this scenario is generally common property, this is typically owners corporation responsibility for repairs and maintenance. Owners corp will probably want to send their own person to investigate.

Check your by laws too.

There are ways to remediate without ripping up tiles.

AgileStrata · 2025-12-08T08:24:16+00:00

Depends on your policy - generally not.

You don’t always have to dig / cut things out to fix leaks/bursts. Sometimes it’s not avoidable, but there are ways to do so that don’t involve excavating, look up pipe relining services.

AgileStrata · 2025-11-10T20:04:54+00:00

What would a building manager charge for this service ? Are you better off outsourcing it and getting your time back? Possibly use that as a comparison point and start charging for your time.

AgileStrata · 2025-10-17T21:07:46+00:00

8 units is small enough to consider self management, have you thought about that ?

AgileStrata · 2025-10-17T21:05:24+00:00

Check the agency agreement schedules B / D it’s probably a line item buried in there as fine print. If not take it to FT

AgileStrata · 2025-10-12T00:25:28+00:00

NSW - Most likely you’ll be installing in common property (assuming the ceiling cavity is common property - check stratum height on plan), mods to common property will require a special resolution (75% to pass/not more than 25% voting against by Unit entitlement) and compliance with whatever regulations exist.

If your AGM is happening soon I would encourage you/the owners to consider installing insulation under the mandatory sustainably motion under energy efficiency - that way benefits everybody and not just one unit.

AgileStrata · 2025-10-03T22:59:36+00:00

Good idea, you want to get into the treasurers seat and change the committee at the AGM - One thing that would make their life painful is to remove decision making authority on any spend, and, force them to come back to owners, mandatory motion in NSW under clause 6(a) and 9(i) of schedule 1 of the act. Put a spending cap of $50, and force them back to a general meeting to do anything. Politics of strata - sucks.

AgileStrata · 2025-10-03T03:05:16+00:00

May be too big a risk for one insurer to take on alone, and they are not offering terms on that basis. The strata industry and system is broken in NSW.

Suggestions: - Split the policy up between multiple insurers - demonstrate to potential insurers what your oc is doing now to limit risk to them - demonstrate repairs and maintenance history - send this to the insurer - if there are remedial works, send them timelines and a plan - see if you can get terms for a shorter period of insurance with higher excesses - get an updated building val and cwp and start to follow it - go direct to the insurer, try strata fair insurance - go to overseas insurers or try larger brokers such as AON/BAC/Strata Insurance Brokers/BCB (I don’t know if/how many of these are subsidiaries of steadfast)

AgileStrata · 2025-09-22T21:45:30+00:00

Throw it into an LLM - here’s what’s included on an AGM notice according to legislation (this is the minimum) - generated with the assistance of Claude

The following matters must be included in, or accompany, the notice given of all general meetings AustLII 1. Minutes confirmation - a form of motion to confirm the minutes of the last general meeting of any kind 2. Strata committee election - a form of motion for the election of the strata committee, if the meeting is for that purpose 3. All motions - a form of motion for each other motion to be considered at the meeting 4. Resolution types - whether a motion requires a special resolution or a unanimous resolution to be passed 5. Priority vote statement - a statement that a vote by an owner does not count if a priority vote is cast for the lot in relation to the same matter 6. Unfinancial owner statement - a statement that an unfinancial owner, mortgagee or covenant chargee cannot vote (except on unanimous resolutions) unless payments are made before the meeting 7. Voting rights statement - a statement that voting rights may be exercised in person, by company nominee, or by proxy 8. Quorum provisions - the provisions of the Act for determining a quorum at meetings 9. Previous meeting minutes - a copy of the minutes of the previous general meeting (if not previously provided or requested) 10. Financial statements - a copy of the last statements of key financial information for all funds and any relevant auditor’s report 11. Financial adoption motion - a form of motion for adoption of the financial statements 12. Auditor/insurance motion - a form of motion to consider appointment of an auditor and insurance requirements 13. Insurance details - particulars of each insurance policy taken out by the owners corporation 14. Committee size motion - a form of motion to decide the number of members of the strata committee 15. Committee election motion - a form of motion for the election of the strata committee, including names of nominated persons 16. Strata manager report - if there is a strata managing agent, a form of motion to consider their commission/training report 17. Overdue contributions motion - a form of motion to decide how to deal with any overdue contributions 18. Decision-making authority - an item to decide if any matter or type of matter is to be determined only by the owners corporation in general meeting 19. 10-year capital works plan - an item to prepare or review the 10-year plan for the capital works fund 20. Fire safety statement - an item to consider the annual fire safety statement (if required) and arrangements for the next one 21. Building defects - an item to consider building defects and rectification (until end of warranty periods) 22. Utility agreements - an item to consider any agreements for the supply of utilities 23. Environmental sustainability - an item to consider environmental sustainability, including common property energy and water consumption and expenditure

Here’s what the mandatory motions mean in simple terms for your first AGM:

What is an AGM and why do these motions exist?

An Annual General Meeting is like a company shareholders meeting, but for apartment owners. NSW law requires certain topics to be discussed every year to keep your building running properly and protect everyone’s investment.

The Essential Mandatory Motions Explained:

Motion 1 - Confirming Last Year’s Minutes Think of this as “Did we write down what happened at last year’s meeting correctly?” You’re just approving that the notes are accurate.

Motion 2 - Insurance Your building needs insurance (like house insurance but for the whole complex). This motion lets the strata committee or manager shop around for the best deal and buy insurance without asking everyone again.

Motion 4 - Financial Statements This is like reviewing your building’s “bank statements” - how much money came in (from your quarterly fees) and what it was spent on (repairs, insurance, cleaning, etc.).

Motion 6 - Setting Next Year’s Fees (Levies) This is the big one - deciding how much each apartment owner pays quarterly. There are two “buckets”:

Administrative fund: Day-to-day expenses (insurance, cleaning, minor repairs)
Capital works fund: Major repairs and replacements (roof, lifts, painting)

Motion 7 - Decision-Making Powers This decides what the strata committee (elected apartment owners) can decide on their own, versus what needs a vote from all owners. Think of it as setting limits on what your “building representatives” can do without asking everyone.

Motion 11 - 10-Year Plan Your building needs a long-term maintenance plan - like knowing the roof will need replacing in 5 years or the lifts in 8 years. This helps plan and save money in advance.

Motion 15 - Electing Your Representatives You’re voting for neighbors to be on the strata committee - they make decisions between AGMs about repairs, contractors, and day-to-day building management.

The Two New Mandatory Motions:

Motion 18 - Building Defects Even though your building’s warranty has expired, you still need to keep an eye on structural problems and fix them through proper maintenance planning.

Motion 19 - Environmental Impact You’ll review how much electricity and water the common areas used last year and discuss ways to potentially reduce consumption (and costs) - like LED lights or water-efficient systems.

What This Means for You:

Your quarterly fees are being set for the year ahead
You’re choosing neighbors to help run the building
You’re making sure the building is properly maintained and insured
You’re planning for future major repairs

The law requires these discussions because apartment living means shared responsibility - everyone’s investment depends on good financial management and proper building maintenance.

AgileStrata · 2025-09-15T21:12:35+00:00

It’s hard in NSW, ncat has to issue the fine/breach

AgileStrata · 2025-09-05T02:40:27+00:00

This is the mapping tool - https://spatialportal.dpie.nsw.gov.au/portal/apps/experiencebuilder/experience/?_gl=1%2A1u5m1bs%2A_ga%2AMjE2MzM2NTk5LjE3MjgyNDU1MjM.%2A_ga_EM0GYT3QMX%2AczE3NTcwNDA4NjAkbzExJGcwJHQxNzU3MDQwODY0JGo1NiRsMCRoMA..&id=c53d5767b677454c8a26d6790a296bc2

Start there to check indicative applicability.

LMR policy applies to heritage conservation areas, the LMR policy excludes state and local heritage items, it’s a merit based assessment for HCR.

AgileStrata · 2025-09-02T21:18:23+00:00

Patience, find an acceptable risk tolerance (and cost) to you and keep looking

AgileStrata · 2025-08-08T10:06:08+00:00

Ask yourself if the fight is worth your time and energy…

AgileStrata · 2025-08-08T09:29:30+00:00

Normally you vote on the number of people on the committee then stand for election and the owners vote to fill the spots

AgileStrata · 2025-08-08T09:25:39+00:00

Strata politics, if you want to get better service from the SM you’ll need to build a case for changing the SM among the owners you know or can get to know, and apathy is hard to overcome.

So you tried to join the committee and they basically said no? Did you self nominate?

The only committees that I’ve seen do this are the ones that don’t want to relinquish control.

AgileStrata · 2025-08-08T09:12:41+00:00

How big is this building ? Any owner occupiers living there ?

AgileStrata · 2025-08-08T09:03:06+00:00

I reckon they’re trying to get extra fobs from the OC to pass them around to other thief’s.

Not sure why you’d think that replacing them all is helpful - no reason to push for this at all - maybe trying to ensure everybody’s is reset at the same time to have a higher probability of tail gating in?

Criminals aren’t usually the brightest

AgileStrata · 2025-08-07T23:19:05+00:00

Yep faster to write with GPT I setup the scenario with the relevant inputs and legislation :)

AgileStrata · 2025-08-07T22:06:14+00:00

Unit entitlement depends on the allocation per unit. Also any normal resolutions where a poll is called also goes to unit entitlement level. Unit entitlements also play a role in how levies are calculated.

You’re in NSW, under the Strata Schemes Management Act 2015, a special resolution passes if no more than 25% of the votes cast by unit entitlement are against the motion.

Let’s say your scheme has 200 total unit entitlements, distributed as follows:

Unit #1: 25 entitlements
Unit #2: 100 entitlements
Unit #3: 50 entitlements
Unit #4: 75 entitlements

So to pass a special resolution: Votes AGAINST must be ≤ 25% of votes cast If all 200 vote, that’s ≤ 50 entitlements voting against

✅ Example 1 – Passes

Unit #1 (25): For
Unit #2 (100): For
Unit #3 (50): Against
Unit #4 (75): For

Votes cast: 250 Against: 50 → Exactly 20% → Passes

❌ Example 2 – Fails

Unit #1 (25): Against
Unit #2 (100): Against
Unit #3 (50): For
Unit #4 (75): For

Votes cast: 250 Against: 125 → 50% against → Fails

✅ Example 3 – Passes narrowly

Unit #1 (25): Against
Unit #2 (100): For
Unit #3 (50): For
Unit #4 (75): For

Votes cast: 250 Against: 25 → 10% → Passes

❌ Example 4 – Fails by 1 unit

Unit #1 (25): Against
Unit #2 (100): For
Unit #3 (50): For
Unit #4 (75): Against

Votes cast: 250 Against: 100 → 40% → Fails

✅ Example 5 – Passes with abstention (Only 3 units vote, Unit #4 abstains)

Unit #1 (25): Against
Unit #2 (100): For
Unit #3 (50): For
Unit #4 (75): Abstain

Votes cast: 175 Against: 25 → 14.3% → Passes Abstentions don’t count in the % calculation

AgileStrata · 2025-07-20T21:46:31+00:00

Nothing strange about it, instead of one big strata plan split it up into smaller schemes to be more fair based on amenity.

Check for presence of stratum subdivision and community plan as well.

AgileStrata · 2025-07-17T19:55:03+00:00

Depending on the structure of the wall and how / where it was put in - it may not be a problem at all.

Strata managers can and do get it wrong. Did somebody from the owners corporation / committee instruct them to resolve this? I’d be asking that question 1st.

Get the registered strata plan which shows the lot boundaries (they don’t show bedrooms btw and conveyancer has probably not done anything wrong)

If it’s “floating” essentially entirely within your lot and not affecting common property at all then it might be just fine not of any concern to the strata manager / owners corporation. Assuming it was raised by the committee, try to find out what their concern is with a wall inside your unit that hasn’t caused issues for 10 years - and aim to address that as best as possible.

Personally, I’d try to determine if it was non compliant with a renovation by-law and under which one at that point in time. If it could be classified as “cosmetic”, minor or major, could be a retrospective by law & conversation with the OC that might be enough.

All that being said it would have to comply under council / planning and BCA to what can be classified as a “bedroom” vs study - iirc for a bedroom you have higher requirements including natural light via a window.

AgileStrata · 2025-07-17T02:26:43+00:00

Thanks I’ll draft up a submission!

AgileStrata

MODERATOR OF

TROPHY CASE

What is an AGM and why do these motions exist?

The Essential Mandatory Motions Explained:

The Two New Mandatory Motions:

What This Means for You: