The Top 5 StrataPoll Issues

For more than 25 years I've spoken to people all over the world about the strata title issues they're facing.  So, I have a lot of anecdotes, information and ideas about what matters and what makes a difference.


Often the strata issues they describe are very similar to other people's issues, sometimes the issues are unique to them and their circumstances and every now and again new issues emerge that no-one expected or predicted.  


Nothing surprises me much in strata anymore.


In many (if not most) cases changes to laws, the economy, business practices and knowledge have improved or fixed these strata issues.  But, in some cases the issues persist and remain as unresolved problems or unaddressed concerns and needs.


So, The Strata Experts and I have decided to try to list the strata issues facing stakeholders, identify the level of concern, see if (and how) they've been addressed and come up with the Top 5 Strata Issues at any point in time.

We hope that by doing so strata stakeholders can understand them better and address them collectively and more effectively.  Hopefully, it will also provide an indication over time about emerging and long lasting trends.


We're doing this with a confidential online tool provided by Poll Daddy. 


All you need to do to participate is follow these 5 easy steps.


1.  Go to www.strataexperts.com.au/stratapoll.html
2.  Vote on the Strata Issues Poll
3.  Add your own issues (if you want) and vote on them too
4.  See the progressive results


There's a constant update on latest StrataPoll results and I'll post my views about the information collected and the StrataPoll results on this blog.


So, get your Strata Opinion heard now on StrataPoll!




Francesco ...

High Density Means High Employment

I’ve just read a great editorial by Ryan Avent in the New York Times called ‘One Path to Better Jobs: More Density in Cities’

Ryan defines the things that make a city a city and a not-city a not-city is the fact that a city is dense and a not-city isn’t.  And, he argues that when it comes to economic growth and the creation of jobs, the denser the city the better and that density brings many benefits.

Economists studying cities routinely find that after controlling for other variables, workers in denser places earn higher wages and are more productive. Some studies suggest that doubling density raises productivity from between 6 and 28 percent and other economists have concluded that more than half the variation in output per worker across the United States can be explained by density alone.

I’ve always thought that higher density (compared to suburban sprawl) is good for the economic viability of cities and here’s some more support for that proposition.  So, there’s another reason why strata and community title development, ownership and living is a good thing.

Ryan Avent is also the author of the Kindle Single “The Gated City” from which his editorial was adapted.

Francesco …. 

Twin Towers of Light in NYC

I can't let such an important anniversary as 10 years after the attack on NYC's Twin Towers on 9 September 2001 go by without a comment.


And, despite all the horror, tragedy and destruction that it caused, it's good to see Americans rebuilding themselves and that part of their city.  So, here's an amazing and moving display that's been lighting up the New York skyline for the last 2 nights.


Called the World Trade Center Twin Towers Tribute In Light, the light beams are made up of 88 light bulbs that are 7,000 watts each, which when illuminated are visible up to 60 miles away. 


They echo the original buildings and do a lot more; helping us all get past the terrible memories we have.




Francesco ...

Sydney Strata is Going Greener

The City of Sydney is launching its Smart Green Apartments program on 20 September 2011.

Smart Green Apartments is about getting a more sustainable apartment building sector by inspiring, driving and supporting cost-effective and efficient buildings, minimising environmental impacts and improving liveability in strata communities.

The launch will be at the Barnet Long Room Customs House, 31 Alfred Street, Circular Quay between 6:30pm - 8:30pm on 20 September 2011.  And, you can register here.

You can find out more about the Smart Green Apartment program by Melinda Cook (Sustainability Engagement Coordinator) on 02 9246 7826 or smartapartments@cityofsydney.nsw.gov.au.

So, why not join the green strata movement and come along to the launch.

Francesco …

Graffiti Becomes More Socially Complex (and Important)

Graffiti has many dimensions (good and bad) and there are polarised opinions about it.  But regardless of your view, graffiti is becoming becoming more varied and complex in cities around the world.  And as life in urban areas comes under increasing scrutiny and analysis so does the graffiti that appears in those locations.

This recent article by Sosseh Valentine Taimoorian on the Sustainable Cities Collective website is a great example of this analysis.  It considers a few of the newer graffiti artists that have emerged and discusses how their intentions and actions affect society in positive ways.

It’s a fascinating piece and, also, highlights some great street art.

And, this article in the New York Times, Adam Magourney argues that the surge in US graffiti is more about pop culture than ever before and is causing financial hardship for municipalities in tough economic times.

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 …

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 …

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 … 

Even More Tiny Apartments in Spain

I’ve blogged a few times before about small apartments.  And, here’s some more from Spain.

In Barcelona, there’s a 24 squre metre (250 square foot) pigeon loft that Christian Schallert has converted into a one room apartment with all the usual comforts by hiding them behind wooden panels and clever (and disappearing) furniture. For instance his bed can also be a couch and a bench.

It all means that the apartment is surprisingly versatile and uncluttered.

Have a look as this video tour of his apartment.

It’s amazing and impressive.  And, it shows (once again) just how small the spaces are that people can live in.

Francesco …

Sustainable Strata Buildings are Growing Like Tulips

The whole world is focused on reducing energy use and making buildings sustainable.

So, there’s more and more proposals for green buildings ranging from simple to wild.  But, what I’m interested in the residential ones so, here’s another one from Netherlands called Zuidkas.

It’s commissioned by the Government Buildings Agency in the Netherlands, Architectenbureau Paul de Ruiter‘s design is centered around a rooftop-based ecosystem that will sustain and enrich the structure’s offices, homes, school, and restaurants in addition to a park, a biogas electrical plant and retail facilities.

Energy consumption is one of the key issues taken into consideration in the design. The residential units are designed to accommodate energy spikes during the morning and evenings, while the office spaces take advantage of steady rates through the middle of the day. The goal is to maintain energy efficiency throughout the building at different times during the day, providing the most efficient energy use while reducing waste.

The building will be encased in a glass shell that is designed to act as a buffer against elements of heat and cold. Additionally, plant waste from the greenhouse and toilet water from the building will be collected and sent to an on-site co-fermentation plant to be converted into biogas that will heat the tap water and parts of the structure.

It’s another example of what can (and should) be done in residential strata.

So, see you in a green(er) strata building soon.

Francesco …

More High Rise Window Dangers

I’ve blogged before about the dangers of windows in high rise apartments for children and how we all need to make apartments safer.  But, the risks also extend to adults as this recent New York tragedy reveals.

Last week, a wall street executive died after falling from a fifth storey window on East 74^th Street in NYC.  Keith Mastronardi, 31, fell to his death while trying to open the bedroom window.  After spending the day in Central Park with his wife and 3 children he was enjoying a few martinis, turned to open window to let out some smoke, lost his balance and fell out of the waist-high window.

It’s reported his wife “heard a thud, the bang, and went to look out the windows and saw him there."

The apartment was not fitted with window guards, a requirement for NYC apartments with children under the age of 10.

The same risks exist in many apartment buildings around the world and it’s important we pay attention to this risk and make sure our strata buildings don’t kill.

See you hanging on tight when near open windows.

Francesco …

Smoke Gets in Your Strata Eyes

Smoking is getting in my strata eyes (and making me cry).

That’s because there’s been a fresh rush of news and debate about smoking in strata buildings (especially in NSW) and some of the comments are a bit hard to believe.

The most recent is an article in the Sydney Morning Herald on 2 April 2011 called

Debate fumes as Sydney Apartments Stub out Smoking.

Despite the sensational nature of recent reports, controls on smoking have been around for a long time and things are pretty clear (and not hazy).

In NSW (at least) things work like this -

• Strata laws have always prohibited owners from doing things in the common property or a lot that unreasonably interfere with anyone else’s use of the common property or a lot.  That could conceivably include offensive smoking odours or irritating smoke.
• Strata laws have also always prohibited owners from doing things in their lot that are a ‘nuisance’ to other owner or residents.  Since a legal 'nuisance' includes smoke and smells that always included smoking by-products.
• Since the NSW District Court decision in Salerno’s Case in 2004 (see Casewatch - Salerno v SP 42724) Courts have consistently upheld the validity of extra no-smoking by-laws and enforced them to stop smoking in common areas and inside lots.  So, there’s been no doubt about the validity of such by-laws.
• More recently the Consumer Trader & Tenancy Tribunal has been issuing orders to stop disturbing smoking (whether there’s a by-law or not).

None of this is very surprising since it mirrors other laws restricting smoking in public and other places and society’s views of smoking.  So, it's also hard to imagine that a merit based challenge to any new by-laws strata corporation's introduce prohibiting smoking in strata corporations will get very far. 

So, whilst New South Wales Council for Civil Liberties president Cameron Murphy might say about strata corporations that "The next thing is they'll be banning the drinking of coffee", he should realise that they probably legally can (and might).

But (of course) if that happens, even I’ll protest against it.

So, see you on the median strip with your cigarettes.

Francesco …

Arrr … What Makes a Neighbourhood?

Neighbourhoods are communities where people interact and share things in close proximity that enrich each others’ lives.

But, as the world get’s busier and we become more disconnected this happens less (and less).

However, social media is filling the gaps fast.  I’m not talking about Facebook, Foursquare, Twitter, Mozilla or that kind of application.  There are all sorts of even more edgy and far more local facilities like Neighbourhoodr.

Neighborhoodr is a local neighborhood blog network where anyone can quickly and easily post about what's happening in their neighborhood without having to log in or register. It’s already available in the following cities in the USA and around the world.

Some of the US cities where it's operating include Austin
, Baltimore, 
Boston, 
Charlotte,
 Chicago
, Columbus
, Dallas, 
Denver
, Detroit, 
El Paso, 
Fort Worth, 
Houston, 
Indianapolis
, Jacksonville, 
Los Angeles, 
Memphis, 
Nashville, 
New York
, Philadelphia, 
Phoenix, 
San Antonio
, San Diego
, San Francisco
, San Jose
, and Seattle.  And, internationally it's operating in Barcelona, Berlin, Hong Kong, London, Paris, Rome, Singapore, Toronto and Vancouver

Neighborhoodr says that over time, cities will have their individual neighborhoods represented, as the demand for that neighborhood presents itself.  And, that if they receive or see enough content from any particular neighborhood, they’ll launch a neighborhood page devoted to that hood.

For instance in New York there are already more than 50 neighborhoods.

This is an example of how larger strata building complex can create a resident, owner and neighbour contact space.  And, even smaller strata buildings could create a similar community with neighbouring buildings on or near their block.

So, why not explore and try to create your own strata neighbourhoodr?

Francesco …   

Australian Strata Managers R Rated

Not sure which strata manager is better (or worse) than another? 

Don’t know who to ask? 

Not sure where to look for advice and recommendations?

Confused?

It’s a real problem because there’s not many sources of information of any kind (reliable or otherwise).

But, I’ve found a site that at least makes an unbiased attempt at it.

Product Review is a website that allows consumers to rate and comment on suppliers, and it has a section on strata managers.

So, have a look!

There’s 72 entries from all over Australia rated from five to zero stars. 

Some have only a few ratings and others as many as 19 or 20 comments.  Some more and some less flattering.

Regardless of what you think, this kind of consumer rating site is not going away and will be (like Trip Advisor, etc) be the way many people try to decide who to use in the future.

So, if you’re a manager – have a look at what people are saying about you (or your competitors).  And, if you’re a lot owner – have a look, give a rating and make a comment.

Francesco …

What Makes Cities (and Buildings) Liveable?

I was reading the Australian Government’s discussion paper Our Cities and was intrigued by their identification of the things that make a city liveable.

They say that that “liveability” is “the way the urban environment supports the quality of life and wellbeing” including “mental and physical health, happiness and life satisfaction plus supportive social community relationships”. 

And according to the Australian Government the key factors for cities are –

• Balancing infill and green-field development
• Facilitating the supply of appropriate housing
• Supportive affordable living
• Improving transport options and reducing our dependence on private vehicles
• Improving the quality of the public domain
• Improving public health outcomes
• Redressing spatially concentrated social disadvantage

You can read more about these issues (and the Government’s approach to them) in the discussion paper.

On a different dimension the Economist Intelligence Unit runs the world cities Liveability Index every year and ranks cities on 30 qualitative and quantitative factors across five broad categories –

• stability
• healthcare
• culture and environment
• education
• infrastructure

Each factor in a city is rated as acceptable, tolerable, uncomfortable, undesirable or intolerable. 

You can read more about these factors in their summary report.

But what are the factors that make a strata building liveable?  Are they the same, similar or different?  And, if not the same should they reflect the same themes?

I’m not sure but am certainly ready to start a debate.  So, my strata building liveability factors are as follows. 

Location - The building location suit a variety of occupiers’ needs – with access to work, transport, living, health, education and entertainment needs.

Built form - The configuration and construction of the building provides for safe, comfortable, private and useful separate accommodation and matching shared spaces.

Maintenance – The building is in good order and maintenance is ubiquitous (in that it happens without people noticing except in unusual circumstances).

Expenses - The steady state operational costs should match the socio-economic mix and capacities of owners and occupiers.

Disputes – Whenever conflicts arise they are resolved quickly in fair and transparent ways.

Commerciality - Buying, selling and leasing in the building is trouble free.

Adaptation - Longer term maintenance and building upgrades are regularly considered and (if agreed) promptly implemented.

Socialisation – Occupiers have opportunities to interact with each other on different matters.

There may be others too.  But, I think that if you could rate your building over 3 stars (out of 5) on all these it would be a pretty good place.

What do you think? What makes your building liveable (or not)?

Francesco …