Strata Policy Makers go to the Forum

It's often hard to find the government people in charge of strata title.  And, even harder to find out what they think.

But today, Griffith University is hosting the Strata Title Policy Makers' Forum as the prelude to its strata title conference on the Queensland Gold Coast.

And the Forum is a unique opportunity for us to hear government thinking on strata title issues.  

With an agenda developed in consultation with government representatives in New South Wales, Northern Territories, Queensland, Victoria and Western Australia, the objective of the Forum is to facilitate the exchange of ideas concerning challenges, initiatives and mechanisms relating to the development and delivery of strata title government policy. 

Professor Guilding says 'The Forum’s program has been formulated in a spirit of facilitating information dissemination and also laying the basis for constructive debate and discussion that can instigate insights pertaining to the challenge of enlightened strata title policy making'.

It's great to see government participating in this exercise and I'm looking forward to hearing what they've got to say and how it might affect strata stakeholders.

Francesco ...

Strata Levies Need to be Paid

Since almost all strata corporations rely entirely on strata levies paid by owners, making sure everyone knows what levies are, what they’re for and when they need to be paid is vitally important.

And, there’s a lot of information around about strata levies.

But, it’s very detailed, complicated and hard to understand.  So, the message is not getting through.  What’s needed are more simple explanations like those listed below.

• Virtually every strata corporation raises money each year according to 2 budgets.  An administration or operating budget that covers all day-to-day and recurring expenses and a reserve or capital budget for major works, long term projects and capital replacements.
• Administration or operating money is generally spent completely within each 12 month period so nothing is left at the end.
• Reserve or capital is accumulated each year and spent every few years when major works are needed.  Sometimes it’s used to cover short term cashflow shortages in the administration or operating budgets.
• Strata levies are usually payable monthly or quarterly.
• If strata corporations don’t get all the levies when they’re due then it must delay works and other things, pay suppliers late or use reserve or capital money in the meantime.  And if the arrears continue for more than a year, then the strata corporation will need to cover the shortfall in the next years budgets.
• Every strata owner must pay strata levies (there are no exceptions) and their share is set by a fixed formula in the strata corporation documents.
• If strata owners don’t pay levies on time they typically lose their right to vote at meetings, to nominate for things and to exercise other rights with the strata corporation.
• When levies are more than 1 month overdue strata owners can be sued for the levies, interest on the levies from when they were due and (in most places) all the recovery costs paid by the strata corporation.
• Plus, when there’s overdue levies more work, tension and conflicts arise in the strata corporation than is usual or necessary. 

So, for all these reasons, strata levies need to be paid.

Francesco …

Here in Noosa there’s plenty of Good Strata

The Queensland Sunshine Coast is well known for long and lonely beaches, great resorts, boating waters and sunshine.  It’s heavenly.

And from a real estate perspective, the Sunshine Coast is also strata heaven.

In the Sunshine Coast Noosa Heads is the centre of all that (sunshine and strata) activity and since I’m here for the CTIQ 2011 Conference I thought I’d highlight some strata features.

Firstly, there’s a lot of high density buildings that are used for residential, commercial and tourist purposes.  In Hastings Street (the main street of Noosa Heads) there’s over 70 medium and highrise buildings in less than 900 metres.

Here’s a link to an interactive geo map of the region showing buildings of over 3 storeys … and there’s more like this.

Secondly, there’s a lot of strata managers.  The local phone directory lists over ## strata managers in the area.

Thirdly, the local council (the Sunshine Coast Council) supports medium and high density real estate development.  They have developed sophisticated planning models and processes that, when viewed, facilitate high quality development (see their website page on planning controls).

Fourthly, everyone here is a supporter of strata title, medium and high density real estate.  They see it as one of the things that have improved the region and their lives.

It’s nice to see such universal support for strata and higher density living and such good outcomes.

I recommend everyone come to Noosa Heads and see what can be achieved with good medium and high density real estate development.

Francesco ….

Strata Conferencing in Queensland

Why go to Queensland and just enjoy the weather when you can also conference with strata professionals?

I’ve blogged about the Community Titles Institute of Queensland before.  One of the great things they do is run a conference each year focusing on important strata matters.

This year the CTIQ 2011 Conference Yesterday, Today, Tomorrow – Generations of Strata is being held between 6 and 8 April 2011 at the Sheraton Hotel Noosa.

The programme includes presentations by and about –

Tom Berger - The incredible perceptionist that will turn your vision of the world upside down

Michael Matusik - Gain some insight into Australia’s current and future property market

David Cummins - A look at some amazing new international trends in strata that will blow you away

Kriss Will - Drowning in communication? Learn how to manage email, and your time, more effectively

Diversity in Strata - Looking at the changing face of the strata industry and the importance of cultivating cultural competence in the workplace 


The History of the Strata Industry - What have we come through to get where we are today? 


Q & A: With the Body Corporate Commissioner’s Office

You can find out more about the Conference and register here.

So see you in sunny Queensland talking strata soon.

Francesco …

All about CTIQ

The Community Titles Institute of Queensland is a non-profit group for body corporate and community title management in Queensland.

Membership includes body corporate managers, support staff, committee members and suppliers of products and services to the industry.


The CTIQ in conjunction with industry stakeholders and various educational institutions is endeavouring to lift the profile of the industry by law reform, education and training.  And, CTIQ offers professional development seminars and networking opportunities for all members state wide, as well as monthly Bulletins and quarterly journals to keep the members updated on current issues.

And, CTIQ has a Facebook Page here you can be friends with too.

CTIQ is one more great organisation that’s working to improve things in strata.

So, if you’re involved in Queensland strata join CTIQ.  I did.

See you in Queensland soon, where it’s beautiful one day and perfect the next.

Francesco …

Another Australian Strata Conference

Later this year in Queensland's Gold Coast, leading strata thinkers will get together again for 3 days to explore some of the more challenging issues facing their sector.


That's because Griffith University is hosting their 4th Strata and Community Title in Australia for the 21st Century 2011 Conference at the Surfers Paradise Marriott Resort and Spa between 7-9 September 2011.


Like their Conferences in 2005, 2007 and 2009, this year there will be many presentations, debates and forums covering topics like -

• A SWOT analysis of strata titling 50 years after its inception in Australia
• Strata title complex design: 3 case studies examining what should have been done differently
• Building a better partnership between the executive committee and the strata manager
• Strategies for local authorities better performing their strata title gate-keeping role
• How well is legislation keeping up with evolving owner needs?
• Are purchasers sufficiently protected in the strata title unit sale process?
• An examination of government run strata title mediation and dispute resolution
• When does a Long Term Service, Utility or Management Contract work well?
• Law reform round-up
• Law, Power and Practice in Multi-Owned housing: The International Experience
• Banks and strata titling: activities, impacts and evolving opportunities
• Strata title complex disaster management
• Strata title in the next 50 years: problem solutions and towards an action plan

You can find out more, get the program and register at the Conference website.

If you're interested in strata make sure you're at this conference.  I will be.

See you in Queensland in September.

Francesco ...

Sunset over Brisbane

Brisbane is a nice place.

And, here's a stunning video of the sun setting over Brisbane to make the weekend even more enjoyable.



It's by Richocam and the YouTube link is here.

So enjoy it.


Francesco ...

Greenpeace should (also) love Strata

Never let it be said that strata owners don't care about the environment and endangered species.

We're often accused of sitting up in our ivory towers imperiously gazing on a world that is distant and detached from us.

But, ironically, it's precisely that status that has allowed Queensland apartment owners to help save the whales.

You see high rise apartments along the coastline are perfect for whale watching.  

And, I’ll bet you didn’t know that the Gold Coast's calm waters are the perfect location for Humpback Whales to rest and play during Spring before the final migration descent to the chilly oceans of Antarctica. The Gold Coast area functions similar to a bay in which the current reverses and calm water prevails. After giving birth in areas from Hervey Bay to the tropical coral coast, these bay-like functions provide a safe passage for the mothers and calves during their southern migration.

So an enterprising and clever Marine Ecologist at Griffith has set up a project where high rise residents can collect information about humpback whales when migrating up and down the Gold Coast foreshore.  The project's called Humpbacks & High Rises and it combines information collected through land, boat and aerial surveys along the Gold Coast to highlight whale abundance, distribution and behaviour. Boat surveys also support the collection of physical water properties and aerial surveys provide information on boat activities. National Geographic ‘s Crittercam is deployed for underwater tracking, noise levels are measured with hydrophones along the coast and skin biopsies are taken for genetic analyses. With additional photographs of flukes (tails) - individual life histories, social role, migration, habitat use, distribution and reproductive status are determined.

To find out more go to to www.humpbacksandhighrises.com.au and if you want participate contact Dr Olaf Meynecke from Griffith University on j.meynecke@griffith.edu.au  or by telephone on +614 2311 5503.

So, see you at the next Greenpeace-Strata Alliance march.  And thanks to Nicole Johnston at Griffith University for letting me know about this project.

Francesco ...

Living it up in Strata

I'm always interested in strata on the web so am always keen to see and promote new initiatives.


So, here's the latest I've found - Living in Strata.


It's a website initiative of Stewart Silver King & Burns (strata managers) and has articles, information and the opportunity to contribute information, comments and start a discussion thread.  And, therefore it's more than the usual flat information based website and is (as a result) an impressive advance.


So, why not have a look and see what you think?  And, maybe even join some threads and make some comments.




Francesco ....

The State of Origin Final … Strata Style

Tonight the warriors of rugby league battle to see which of our Pacific Ocean states is the best.

But how do they compare off the rugby league field … and in Strataland ???

They’re closely matched in many ways and the differences can sometimes be subtle.  And, of course, each state is convinced of its superiority.

New South Wales is ahead on the following things -

• It was doing it first having built high rise apartments sooner than Queensland
• Started strata title laws in 1961 compared to 1972 in Queensland
• There’s also more strata schemes and strata lots in New South Wales than Queensland … running at 62,000 schemes and 700,000 lots versus 34,000 schemes and 305,000 lots
• New South Wales also has more strata managers than Queensland
• And there’s more strata lawyers in New South Wales too

But Queensland scores first on other matters like –

• On per capita basis Queensland is ahead with 1 scheme for every 102 people (New South Wales has 1 scheme for every 107 people)
• Queensland has bigger schemes than New South Wales and more of them
• There’s more different strata laws than New South Wales and Queensland has specialist laws to cover some of the larger schemes (like the Sanctuary Cove Act) which New South Wales doesn’t have
• There’s also many more on site and resident managers there (by a factor of at least 10 to 1)
• And, average strata management fees are higher in Queensland than in New South Wales

There’s some funny differences between the states too …

For instance, when New South Wales dropped the terms body corporate for owners corporation in 1997, Queensland responded by adopting that term itself.

Whilst in New South Wales a unanimous resolution is where no one votes against something, in Queensland that’s a motion without dissent and for a unanimous resolution everyone has to vote in favour.

Queensland meetings permit owners to vote by ballot (rather than attending or sending a proxy).

New South Wales has a single unit entitlement for each lot that covers voting rights and levy payments, Queensland has two (on for each), a presumption that they should be equal and the ability to constantly apply to vary entitlements if shared use of common property changes.

So, the two states are also closely matched rivals on the strata front with differences that matter depending on the bounce of the ball.

Let’s see who triumphs this time …. And enjoy the final tonight !

Francesco …