Bikes with Seoul for Sustainable Cities

Bicycles seem to be the latest solution to many city issues all around the world.


In Seoul, South Korea, the government is giving subsidies and free bike rentals to commuters to transform the city into a pedestrian- and bike-friendly environment.

They’re repairing abandoned bicycles and renting them at no charge to commuters in order to encourage bicycle use.  And 88.3 kilometres (54.9 miles) of bicycle lanes have been built over the last two years. 

Bicycle commuters are encouraged to ride their bikes to subway stations, park at designated kiosks and receive their subsidies upon retrieving their bikes by scanning traffic cards.

The various urban transport plans have cost Seoul US$1.6 billion so far.

And, there’s plans for a pilot program in August 2011 allowing commuters to rent bicycles using credit cards called the Hangang Bicycle Rental System.

You can read more about it here.

It’s all pretty impressive and a great example for other major cities around the world.

See you on your free Korean bicycle soon.

Francesco …

Florida’s 2011 Strata Law Reforms

Florida is a place known for oranges, alligators, NASA and, of course, condominiums.  So, strata laws are very important there to many many Floridians.  And, they are always being changed.


Proposals for law reform are tracked and summarised by the Community Association Leadership Lobby (CALL).  Here's their summaries.

SB 530/HB 1035:  This is the bill partially drafted by the CALL team.  If it becomes law it will:

• Enable owners to review employment agreements and see financial records that show compensation paid to employees.
• Clarify that owners may allow the association to publish a directory or other document with their phone numbers, email addresses and other contact information. 
• Allow condo boards to hold closed meetings to discuss personnel matters, without an attorney being present, just like homeowners’ association boards. 
• Enable condos and HOAs to pass management collection fees on to the delinquent owner.
• Make it perfectly clear that all rent shall be paid to the association until a unit owner's delinquency is paid in full.
• Clarify the procedure to suspend use and voting rights (when an owner is delinquent for more than 90 days), as well as some other issues.

SB 328/HB 59:  Specifically permitting process servers in to common areas of condominiums, gated communities, or any secured residential areas without notice when serving a summons or other process.

SB 332/HB 173:  Equalizing treatment of multi-family (i.e. condominiums) and single family residences with respect to submerged land leases. Currently, multi-family residences are treated like commercial, profit-making entities.

SB 476/HB 883:  Addressing public lodging establishments. Chapter 509 creates two classes:1) transient (allows rentals more than three times per year for periods of a month or less); and 2) non transient (rentals for a month or more). This bill raises the transient/non transient threshold from one month to six months.

SB 646:  Requiring a mobile home park owner to notify the officers of the homeowners’ association created by ss. 723.075-723.079 of a bona fide offer for purchase.

SB 650/HB 423:  Allowing local governments to enforce violations of certain mobile home statutes and requiring notice before a park owner can evict a mobile home owner because of a change in land use.

SB 712:  Making is perfectly clear that condo boards can suspend use of recreational facilities, meeting rooms, gyms, pools, cable television, internet service and valet service when an owner is more than 90 days delinquent.

SB 832/HB 583:  Requiring the Division to notify a mobile home homeowners’ association before approving changes to the prospectus or offering circular.  Prospective tenants will receive a “mobile home expense disclosure document.”  The bill also defines the “market area or competitive area” for comparable mobile home parks.

SB 1112:  Requiring condo and coop boards to provide the local property appraiser with a list of units rented during the previous year, so the property appraiser can investigate possible violations of homestead laws.

SB 1132:  Prohibiting immediate family members in the same unit from serving on the board of a cooperative association together.

SB1288/HB 799:  Adopting a non-judicial foreclosure process for commercial property, including commercial condos.

SB 1516/HB 1195:  For both condominiums and home owner associations, this bill will - 

• Require insurance companies to notify all owners (by certified and regular mail) if the board cancels or does not renew its required insurance coverage (50 units or less) and enable a majority of the voting interests to direct the board to obtain substitute coverage.
• Provides that associations may install impact glass or other code-compliant windows in certain circumstances. 
• Specify that rent paid to the association by tenants will apply to outstanding and future monetary obligations. 
• Relieve the association from joint and several liability when it takes title to a property by foreclosure or deed in lieu thereof.
• Give HOA owners the right to speak at board meetings on any agenda item (for at least 3 minutes) without a special petition.
• Require “condo-style” elections for homeowners’ associations (60-day notice, written self-nominations, second notice, two-envelopes, secret ballots, etc.).
• Prohibit co-owners in an HOA from serving as board members together unless they own more than one parcel or unless there are not enough eligible candidates to fill the vacancies on the board.
• Specify that anyone more than 90 days delinquent is not eligible for board membership.
• Prohibits convicted felons from serving on the HOA board unless their civil rights have been restored for at least 5 years as of the date on which such person seeks election to the board.

You can also follow these law changes at the Florida Condo and HOA Law Blog too.

See you in Miami's strataland soon.

Francesco …

South African Strata Indaba

In South Africa an Indaba is an important conference held by the izinDuna (principal men) of the Zulu and Xhosa peoples of South Africa.  And, it’s no different for strata managers since they’ve just held their first ever national strata title Indaba.

The National Association of Managing Agents of South Africa is the peak body for sectional title managers (as they’re called) and has been working over the last 10 years to advance strata title matters in South Africa.

So, on 6 and 7 May 2011 in Johannesburg over 150 South African and 2 Australians got together to share knowledge and discuss important issues.

Presentation at the Indaba included –

• Dr Gerhard Jooste with an introduction and overview
• Joseph Maluleke about the new Community Schemes Ombud Service
• Mike Addison with an insurance workshop
• Clive Ashpol about the operation of the EAAB as the regulatory body
• Tertius Maree with a workshop on management matters
• A discussion panel of Professor Cornie Van der Merwe, Jan Thladi, Joseph Maluleke ad Kwezi Ngwenya about the new sectional title laws
• Professor Cornie Van der Merwe about sectional titles around the world
• Marina Constas with a legal workshop
• Justin Mason about section 46 administrators
• Me presenting about the first 50 years of strata title in Australia

All the presentations were excellent and highlighted the common and special challenges of strata title operations and management in South Africa. They reminded me again about how similar things are everywhere in the world.

You can see my presentation 50 Years of Australian Strata Titles at my website.

For my part it was a pleasure and an honour to be involved in the Indaba and I learned a bit more (again) about strata title matters.

Francesco … 

The Pushbike as an Urbanist Weapon

We can all see the buzz around pushbikes in cities as a ‘new’ solution to urban transport, congestion, health and environmental problems.  And, that’s all true and fair enough.

But this fascinating article by Kasey Klimes called The Real Reason why Bicycles are the Key to Better Cities argues a more subtle and interesting benefit of increased pushbike use in urban and city areas.

Kasey argues that the most vital element for the future of our cities is that “the bicycle is an instrument of experiential understanding” because on a pushbike, people experience their city with much more intimacy than when travelling in car, bus or train.  And it’s often happening for the very first time.

So, that to a cyclist livability isn’t an abstract concept, it’s an experience.

As they cycle around they see the intricacies of land use and transportation relationships, how density helps urban sustainability, how urban sprawl is economically flawed, the way motorways shred the urban fabric, where land use is working and where it’s not, what real people are doing and how interesting things are when you slow down as you pass them. 

Kasey likens the pushbike to a “secret weapon of the urban renaissance” because too few people see the problems, and even fewer understand the solutions.


Maybe pushbikes will bring enlightenment about what makes better cities?


See you on your bike in the city again soon.




Francesco …

Living in Tiny Little Spaces

I’ve blogged a few times about the tiny apartments in which some people live.

But, apartments are only one type of small space that people live in _  happily, proudly and economically.

If you’re interested in seeing what increased density housing really means for living spaces then why not check out and follow the Tiny House Blog?

There’s some fascinating things there about the way to live in less space.  Apart from all the other benefits, it certainly makes things a lot simpler (and cheaper).  


Like this tiny 47 square meter (505 sq ft) apartment in Barcelona’s Gothic Quarter that Marta Barceló, her husband and son live in.

See you in a small apartment soon.

Francesco …

US Law Firm Develops Strata Building

Sometimes strata law firms set great examples for everyone else.

It happens when they back themselves with investments in people, innovation, education, buildings and other resources.

And, the latest law firm to do that is Katzman Garfinkel & Berger with the opening of thier Law & Learning Center in Margate, South Florida.

It’s a 6-acre campus with a new 33,000 square foot facility that includes parking for more than 360 vehicles, a lake, and walking paths.  It houses the firm’s 100-plus attorneys and staff, will become a premier venue for South Florida community association education and outreach, hosts the firm’s Board Member Boot Camp® training seminars, continuing education for managers, Community Forums with legislators and the regular meetings of the Community Advocacy Network's 12-member Advisory Council.



There’s a preview on Flickr.

Katzman Garfinkel & Berger is a specialist in condominium and community association law.

It’s an impressive facility and credit to the law firm.  So, well done strata lawyers (again)!

Francesco …

Save Strata Energy Now !

Managing energy costs in strata buildings is always a challenge.

It used to be all about reducing energy consumption by changing behaviours and managing use more closely.  But, now there are more options using technology, clever supply options, taking advantage of government subsidies & programmes.  And, the savings that can be made are long lasting and pay off the effort quite quickly.

However, it’s hard to know enough and even harder to keep up with the latest developments. So, we all need information, help and guidance.

The Community Titles Institute of Queensland is giving help by running a full day Expo on Strata Energy Savings on Thursday , 26 May 2011 at the Brisbane Convention Centre.  The seminar will feature presentations and information to help strata committees, owners, managers and others.

The CTIQ Strata Expo costs $95 and you can register here.

So, see you in the (low energy) light in Brisbane.

Francesco …

OCN Trains more Committee Members

In 2010 the Owners Corporation Network ran two committee members training days in Sydney and this year they’re at it again.

On 7 May and 28 May 2011 the OCN ran and is running training session for NSW committee members.

The next session is at the Kirribilli Club (11 Harbourview Crescent, Lavender Bay) between 9.30am and 4.00pm on Saturday, 28 May 2011.  It’s $60 for non-members and $45 for OCN members (which includes morning and afternoon teas and light lunch).  And, since the maximum number of participants for each workshop is 80, register now at the OCN website.

The OCN is a peak organization for strata title buildings, strata corporations, committee members and owners in NSW; representing their interests with government, other groups and the media.

See you at another OCN training session soon.

Francesco …

Show me the (Strata) Money !!!

I recently read Jimmy Thomson’s editorial piece in the ISTM Newsletter called “And for my next Trick” about why strata owners won’t pay money for things and it got me thinking about why that’s so true.

Everyone knows that when it comes to getting strata corporations to spend money you need to use every strategy imaginable and, even then, it may never happen.  This so even when it’s patently obvious the money needs to be spent, the strata corporation is liable or will become liable to damages and penalties if it doesn’t, apartments and common areas are less attractive, secure, waterproof, etc and the value of apartments are affected and declining.  And, logically it will cost the strata corporation more in the future anyway.

I think this is a result of a few things as follows (none of which are easily resolved).

1.   There’s generally never enough money available to strata corporations (either in the current budgets or saved) which makes everyone reluctant to spend.  In other words most strata corporations are always too poor for their actual or ideal circumstances.

2.   Strata owners don’t have enough money either.  Whether the owners are new buyers who have borrowed heavily to buy so don’t have spare savings or cashflow, older owners with fixed incomes who can’t manage unexpected extras, retirees who want to preserve assets for later life, or investors who make better returns with lower expenses; they all have a personal incentive to spend less in strata.

3.  Strata corporations and strata owners are risk averse when making group decisions so are unlikely to borrow money to pay for things.

4.  There is aggregation thinking amongst strata owners.  By that I mean that rather than 100 strata owners seeing a $50,000 expenditure as only $500 for each of them, they see it as a $50,000 expenditure by each of them.

5.  Most strata owners have a short term horizon, so medium and long term benefits are less valuable to them.  If free standing homeowners move or sell every 7 years, then strata owners do so more often (every 4-5 years) and 4 years is not a long time to wait if you plan to sell.

6.  It’s too easy to delay decisions and action in strata corporations.  Things need to wait for meetings, meetings don’t happen that often, meeting quorums are not always achieved, suggestions to delay hard decisions are often agreed without dissent (usually on the pretext of finding out more details and options), individual strata owners' ability to force action is limited, and it often appears more sensible to investigate things further.

7.  Strata committees and managers have a mindset that saving money (in absolute terms) is doing a good job.  That’s not surprising in all the other circumstances but it demonstrates a misunderstanding of the difference between getting better value and saving money.

8. The real cost of not doing things (and spending money) is never measured and known.  So it always looks like delay, reducing activity and saving are financially better.  But, it’s probably true that in many cases the true cost of strata situations to owners and occupiers is hidden and much higher than the savings.

9.  There’s very little leadership in strata governance circles for strata owners to follow.  So, decisions tend to degenerate to consensus only matters or the lowest common denominator (which is rarely prompt action and expenditure).

10 . Very few strata corporations have a strategy, objectives or medium term plans so there is no co-ordination of activity, no defined objectives by which to assess actions (and expenditures) and no measures to apply to determine progress (or not).

11.  There’s very little regulation and enforcement of strata corporation obligations to act and spend.  And, when owners do enforce those obligations by legal action the strata corporation acts as though it’s being victimized and the protagonist strata owners are demonized.  So, inaction and saving are condoned.

There’s probably many more reasons and I’d like to hear from others about them.

But, even these 10 reasons are powerful influencers for strata corporations to keep things lean and spend as little as they can get away with.  And, I can’t see much happening to change any of them.

So, see you at the strata poor house again next year.

Francesco …

Learn About Strata via the World Wide Web

I constantly hear people tell me that it’s hard to find information about strata and know what to do.  And, it puzzles me because there’s  lot of information out there and it’s pretty accessible.

Leaving aside the website of strata associations, government bodies, strata corporations, managers, lawyers, consultants, and  others, you could simply try Wikipedia.

I searched “apartments” and “strata title” and found more accurate information about strata in Australa (and the rest of the world than more than half the people in strata know). 

I know people criticize Wikipedia but (at least in this case) they’re wrong.

So, next time you’re looking for strata information try Wikipedia … and if you’re minded why not add to it too?

Francesco …

Travel Around the World in Photos

Here’s a great photographic journey around the world, shot over the course of 24 days by photographer Alex Profit called “Around the world in 2000 pictures” which takes you though Paris, Barcelona, Berlin, St. Petersburg, Shanghai, Tokyo, New York and London.

Enjoy.

Francesco …

Great Expectations … Strata Manager Style

I'd like to start a debate that's been prompted by Daniel on the HOA Linkedin Group about strata management and get feedback from managers, executives, owners and others.

The question for debate is "What should a strata manager do?'

And, although you would think this is well settled, understood by managers, executives and owners, detailed in legislation, defined in contracts and refined by industry practice ... it isn't.

At the simplest level the debate is about whether strata managers are simply administrative assistants to owners and executives (doing basic back room work and no more than they are asked to do by executives and owners as a result of meeting decisions) or are managers proactive administrators that drive activity and initiatives for owners and executives (like a company CEO).

There's a variety of views and practices out there which is okay.  The real problem is when owners and executives expectations don't match what the manager will actually do and that's happening all the time.

If you follow Daniel's interchange with others on the Linkedin Group discussion you'll see that even smart and experienced people have significant expectation differences which seem impossible to bridge.  And, sadly executives like Daniel become resigned to an attitude of -

“If it's not in the contract, then don't expect it ... even if they talk a big game during the sales pitch. If so, we've been giving them far too much leeway and discretion. Is that how I should approach it? Have low expectations and be very skeptical and assume that they'll always be looking to bend the contract to do the minimum?”

That's a shame because managers can (and often) do a lot more than the lowest expectations Daniel's expressed.

So, what do you think?  

Francesco ...

Another Strata Blogger at Strata101

As I’ve been exploring the world of blogs, wikis, Facebook, Linkedin and Twitter I’m finding other like minded people who are blogging about strata.

One of the most interesting and definitive about things in strata is in Canada called Strata101.

In her latest blog called Strata CircleJerk Strata 101 talks about the challenges of ignorance and disproportionate power in strata saying “it is quite obvious most owners DON’T know what they are doing, DON’T care to change that particular situation and DON’T want to question the council or the property management for fear of either reprisal or responsibility. That’s three DON’Ts for a hat trick!”

Strata101 also describes the situation in most strata corporations as a circlejerk.

So, what’s a circlejerk? The Urban Dictionary gives a few definitions including –

When a bunch of blowhards - usually politicians - get together for a debate but usually end up agreeing with each other's viewpoints to the point of redundancy, stroking each other's egos as if they were extensions of their genitals (ergo, the mastubatory insinuation). Basically, it's what happens when the choir preaches to itself.

And, maybe Strata101 is right.

So why not follow Strata101 ?  I am.

Francesco … 

Strata Management Software Smorgasboard

No part of the world is unaffected by technology ... including strata.  


And these days what makes the most difference are the software tools that are available to do things that used to be impossible or just very hard to do.

So, what software is there that’s being used (and could be used) for strata management?

I’m no expert so I looked at the Community Management Group on Linkedin to see what the members suggested.  And, here’s the list (it’s long) and I know some it’s pretty conventional,  but it's all in one place now so you can see what you could use. 

• E-mail software (of all kinds)
• Adobe Document Reader & Distiller
• QuickBooks
• AssociationVoice
• Mint.com
• Yahoo Groups
• Google Apps
• Microsoft Suite (including Excel/Word/Powerpoint/Access)
• Facebook
• Twitter
• LinkedIn
• TweetDeck
• Buildium
• TOPS
• CondoManager
• Yardi
• Jenark
• AtHomeNet
• MyHOAHelper (aka Teamr)
• Wild Apricot
• PayPal
• Drupal
• Joomla
• AssociationREADY
• eFax
• faxZERO
• Basecamp
• HOATalk
• Community123
• DavisSterling.com
• GoDaddy
• LessAccounting
• Beth Grimm's site
• YouTube.
• CondoCerts
• HOA Document Review
• HomeWiseDocs
• EverNote
• HootSuite
• Rockend
• Maxsoft
• MyStrata

And, here’s the link to the Linkedin group discussion

No doubt there’s more (so let me know what) and there’ll be even more in the near future.   I’m especially interested in iPhone and Andriod Apps.

Francesco …

A Building Defects Campaign in the Australian Capital

Canberra and the people in Canberra (our nations capital) lead Australia.  And, in strata title it’s no different.

Like everywhere else in StrataLand the strata buildings, committees and managers in Canberra have serious problems with building defects, getting them fixed by builders and developers and recovering compensation.

But, the Owner Corporation Network ACT is doing something about it.  They’re using the political strategies that are common in Canberra to get reform and action (and it’s starting work).

Since November 2009 the Owners Corporation Network ACT has been actively engaging the Government and the local media on the serious issue of poor building quality in the ACT Unit Title Medium and High Density Housing Sector. Some of the things that have happened include –

• the OCN initially wrote to Minister Barr on 25 November 2009 requesting a meeting on building defects
• the Minister met with the OCN on 5^th February 2010
• the Minister wrote to the OCN ACT on 30 April 2010 provided a partial summary of this meeting
• OCN ACT then participated in an ABC Stateline Programme on 21 May 2010
• the ABC programme generated additional media attention including articles and Canberra Times letters to the editor, radio interviews
• OCN ACT also meet with Green and Liberal MLAs
• on 26 May 2010 the OCN submitted a written request to Chief ACT Minister Jon Stanhope to commission a Judicial Inquiry into building defects and associated issues in the ACTT
• on 7 June 2010 Minister Barr wrote to the OCN (and other stakeholders in this living sector) outlining 11 ideas to address the building quality issues and asking for comments
• OCN ACT replied on 30 June 2010
• OCN ACT also met with ACT Planning and Land Authority again on 13 July 2010
• the Minister of Planning held a Building Quality Forum on 26 July 2010 at the ACT Legislative Assembly chaired by Minister Barr and involving 30 individuals including senior people representing the building industry from interstate, Canberra based representatives of the Real Estate Industry, Insurance Industry, Property Development Group, Trade Training Organisations and several Government Agencies and the OCN ACT

It’s solid work by strata citizens and you can find out more and see the OCN ACT’s material here.

Well done OCN ACT and see you at the next political rally about poor quality building.

Francesco …