These Q&As are about setting up a maintenance plan and deciding on a budget and other committee decisions in VIC.
Table of Contents:
- QUESTION: If we’ve had unplanned expenses, is it a good time to pull our forecast out again and have another look at it?
- QUESTION: Would an indication of a good healthy sinking fund balance be at least the amount of the annual operating budget?
- QUESTION: For a service like regular bin cleaning, what is the owners corporation’s decision making process? Are they authorised to impose the proposed service by majority vote?
Question: If we’ve had unplanned expenses, is it a good time to pull our forecast out again and have another look at it?
If the costs of unplanned major works have escalated for some reason, how is the OC manager to know the specific requirements for accurately budgeting these expenses? If we’ve had unplanned expenses, is it a good time to pull our forecast out again and have another look at it?
Answer: It’s important to note the benefits of having the forecast regularly updated. Things will change over time and regular reviews of the forecast will improve the ongoing accuracy of the forecast.
If there are unplanned works like roof damage due to a storm, for example, it will impact future funds for other planned works. Similarly, if works have had to be brought forward for some reason it can have the same effect, particularly if the cost of a repair or upgrade is much greater than originally forecast.
It’s important to note the benefits of having the forecast regularly updated. Things will change over time and regular reviews of the forecast will improve the ongoing accuracy of the forecast.
The forecast may say, “we think the capital works fund levy should be $50,000 this year, but we know we spent money that was supposed to be spent in three years’ time. We had to spend that earlier because of some other event so we mightn’t need to budget for that in the future anymore, if it came in on budget”.
For medium and large size buildings, it’s a pretty small cost to get an expert in to update the forecast. I think that’s sometimes overlooked. We are usually talking about a few hundred dollars to get somebody in to update a report that’s going to make it a lot more accurate going forward, because it will take into account actual expenditures that have been incurred since the last forecast was done. I would highly recommend buildings do that.
Michael Ferrier Eyeon Property Inspections E: michael.ferrier@eyeon.com.au P: 02 9260 5510
This post appears in the November 2022 edition of The VIC Strata Magazine.
Question: Would an indication of a good healthy sinking fund balance be at least the amount of the annual operating budget?
I’m interested in identifying what amount is a healthy balance for a sinking fund. Understand this is usually based upon future major maintenance capital plans spend. Would an indication of good health be at least the amount of the annual operating budget in a sinking fund balance?
Answer: The balance of the fund is predicated on what it needs to be spent on.
Kaylene Arkcoll, Leary & Partners
Unfortunately, there’s no simple check of your fund health other than properly preparing or reviewing your maintenance plan. What you need to have in your fund is completely dependent on what work your building needs done and where it is in the work cycle.
Be particularly careful if you’re still in the early developer control period. Developers set budgets and maintenance plans and often ‘under predict’ the extent of future works and their cost.
Tim Fuller, Strata Guardian
This makes perfect sense. I’m not surprise we’ve received this question from someone in Victoria since there hasn’t been a compulsion to have a maintenance plan up until the end of last year.
It makes perfect sense that the balance of the fund is predicated on what it needs to be spent on. Until you’ve got that in place and quantified, the balance of the fund is almost because otherwise you’re just putting money in a bucket for something in the future.
Kaylene Arkcoll Leary & Partners E: enquiries@leary.com.au P: 1800 808 991
Tim Fuller Strata Guardian E: contact@strataguardian.com P: 1300 482 736
This post appears in the July 2022 edition of The VIC Strata Magazine.
Question: For a service like regular bin cleaning, what is the owners corporation’s decision making process? Are they authorised to impose the proposed service by majority vote?
Concerning the committee’s decision-making process and spending limits for repairs and maintenance, what is the process for approval of items such as the regular cleaning of council provided bins? Does this type of decision require unanimous agreement from the members of the Owners Corporation in Victoria?
Decisions like the example provided impact our levies. Not all members of the Owners Corporation agree to the proposal because some do not consider that bin cleaning is of benefit.
Is the OC Committee authorised to impose the proposed service by majority vote?
Answer: These types of low cost services can be decided by an ordinary resolution.
No, the above service does not require an unanimous or special resolution (75%) to implement. This type of service is usually of low cost and can be decided by an ordinary resolution. Under the OC Act, the committee has been given the powers and functions to make fair and reasonable decisions on behalf of the OC. If the “regular” clean is say, twice annually, this can be arranged at committee level and hopefully absorbed by a contingency surplus within the budget without the need to raise a special levy.
When introducing new services or expenses, you will always have someone who does not agree with suggestions put forward by other members. If the above service is raised as an agenda item at an AGM and at least 50% of the owners corporation agree to introduce such services, then the resolution is passed and the few who disagree cannot influence the outcome. You can then consider adding the cost of this service to the annual budget if necessary.
Acting as “representatives” of the OC, the committee by majority vote has the authority and can decide to introduce a service (such as the above) without the need to consult the OC. Circumstances where a unanimous or special resolution is required is when more serious decisions are tabled or suggested, for example: changes to the plan of subdivision, undertaking major works or when funds of more than twice the annual budget need to be raised. Otherwise the committee has the permission (granted by the OC Act) to make these decisions, but always with a fair and reasonable approach.
Guy Garreffa StrataPoint E: guy@stratapoint.com.au P: (03) 8726 9962
This post appears in Strata News #553
Have a question about setting up a maintenance plan or something to add to the article? Leave a comment below.
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