Remember you will have to budget for levies in order to fund the annual running expenses of the owners corporation and its long term maintenance. Ultimately, this protects the value of your financial investment. Below are some common questions when it comes to levies:

The owners corporation has sent me a levy notice. Do I have to pay it?
Yes. You must pay it by the due date. You cannot object to a levy by not paying it. Penalties apply for non-payment.

The owners corporation keeps putting up the levies. What can I do?
Levies are decided at the annual general meeting and must be discussed and accepted by a vote of the owners. You can vote for or against the proposed levy amount or put up a motion for a different levy amount if you wish. A strata manager may put a motion for an increase in levies on the meeting agenda but cannot impose levies.

Levies are normally only increased inline with escalating running costs of your building, or if there is a need to do new works or there are additional expenses. Ask why the increase is being made if you are not sure. If you are concerned about rising costs you could try to negotiate paying in installments. If you think the levies are really too high, you can lodge an application for mediation with Fair Trading to try to resolve the matter.

I did not get a levy notice so I have not paid anything for a while. Is this a problem?
Your levies must be paid whether or not you receive a notice. Unpaid levies mean you will not be able to vote at meetings. Make sure your current address is correct so you receive notices of both levies and meetings. You can pay your levies any time up until a meeting starts, in order to be financial and therefore eligible to vote.

Do unpaid strata levies incur penalty interest?
Yes. The penalty interest rate varies between states and territories but is generally comparable to what you would be charged for non-payment of council rates – about 10%.Any costs in recovering a debt are also entirely payable by the debtor. For specifics please refer to the Legislation for your state or territory. For example, in New South Wales owners corporation can impose a charge of 10% simple interest for levies not paid within 1 month of their due date. The owners corporation can also take debt recovery action through the local court.

Electricity and gas supplier bills can account for some of the biggest expenses you pay in levies so if you’re an owner in a strata-titled building, you’re probably on the look out for effective ways to cut down on costs.

Smart water use

Making energy-efficient and sustainable upgrades doesn’t need to cost a small fortune. There is any number of low-cost measures that can be implemented easily and without the need for a long-winded approval process.

Water saving devices are just one of these. Domestic hot water can account for more than 50 per cent of energy used by common property in an apartment block with a central water heating system.

From the pool to sprinkler systems, as well as individual bathrooms, many properties can benefit from water-saving devices. Low-flow showerheads and taps are money-friendly options to reduce water use and energy wastage in each lot, while insulating pipes can cut down on heat loss by up to 70 per cent.

In the same vein, if the building has a communal pool, think about installing a pool blanket. In fact, aside from regular maintenance, this can be one of the best investments for your pool area. A tightly-fitted pool cover can cut back on heat loss and harness the warmth of the sun, as well as reduce evaporation – all of which can improve the running costs of the building.

Timed and motion-sensed lighting

It’s no secret that lighting can come with one of the largest price tags in the home, particularly with electricity prices on the rise – but this is especially the case in an apartment block. Many spaces are constantly lit, which doesn’t only create a whopping electricity bill, but it could also lead to increased maintenance costs, as you often need to call on a repairman to replace blown or faulty bulbs.

With this in mind, discuss what energy-efficient improvements can be made with other residents. The owners corporation or strata manager can install energy-efficient bulbs through the common areas, while motion sensors and timers can be a useful and inexpensive investment in rarely-used spaces, such as carparks and stairwells. As well, removing unnecessary lights throughout the building is another easy way to reduce the cost burden. Just be sure to leave enough fittings to meet minimum lighting standards!

1. Update lampshades with new ones in more contemporary shapes or simply fresh white shades.

2. Update your window dressings. Most home stores will have readymade draperies you can hem to the right size (or leave to the floor), or you can make your own from sheets or lengths of designer outlet fabric. Hang them from an attractive new curtain rod, also available in stock sizes.

3. Pull a room together by choosing two contrasting colours – black and white, say, or white and one bright colour – and use them as a repeating theme throughout, such as a row of yellow and white pillows on a sofa, or a robin’s egg blue bookcase and all-white furnishings.

4. A simple but effective tip: Edit your accessories. Too much of a good thing is too much. Try taking all your home decor accessories and putting them in a box, then putting them back one by one where they’ll have the most impact.

5. Move your wall art. Take down all of your paintings and other wall art and move them around to different walls or different rooms. It’ll be like seeing them for the first time.

6. Create a gallery wall of family photos and other small pictures in matching (or contrasting) frames, arranged in a collage on a large wall such as a stairwell or hallway. (For best results, first create a plan by arranging them on the floor till you find the right composition and “balance.”) The art of arrangement is always stylish.

7. Replace overhead lighting with thrift-store (or box store) chandeliers. (Note: it’s recommended to hire a professional electrician to install them.) A dated-looking chandelier can be painted white. You can also add extra crystal drops, available at lighting stores.

8. Carpet stores often have remnants of high-end carpet at rock-bottom prices that make a great area rug. The store may bind the edges for you, or you can do it yourself with carpet binding tape and some tidy hand-sewing.

9. Small details make all the difference: Beautiful coasters, interesting desk frames, a small but exquisite crystal vase filled with fresh flowers.

10. Buy half a dozen four-inch terra cotta pots and paint in a trio of coordinating colours. Plant some herbs and line the pots up on a kitchen windowsill.

11. Change the lightbulb in your bedroom lamp with a pink one for a rosy, romantic glow. Or opt for a pink lampshade which can produce something of the same effect.

12. Replace the drawer and cabinet pulls in your kitchen, bath, bedroom, or on a furniture piece. Inexpensive stylish options can be found at most home stores, or you can scour the markets, a thrift shop or antique store for vintage ones.

13. Replace your bathroom shower curtain and curtain hooks, for an instant freshener for even the most dingy bathroom. Create a sparkling bathroom makeover.

14. Maximize light in a darker room by hanging a framed mirror directly opposite the window.

15. Take a walk in the park, woods or beach and pick up interesting (and free) seasonal accents for your home. A tray filled with pinecones, a tall vase of dried grass stalks, small branches or a bowl of sand, colourful pebbles, beach glass or shells all make eye-catching home decor accessories.

1. Do Your Research
Have a professional search the books and records of the owners corporation to view the finances and any issues the owners corporation is facing.

2. Don’t Forget the Levies
Remember you will have to budget for levies in order to fund the annual running expenses of the owners corporation and its long term maintenance. Ultimately, this protects the value of your financial investment.

3. Know What You’re Buying Into
Check that the car space or garage you were shown is correctly allocated to the apartment (the strata plan will usually detail this). Your lawyer should also take you through the contract to ensure you understand each step of the purchase process.

4. Know Your Rights
Acquire a full copy of the by-laws that are specific to your owners corporation, so that you understand the rules that you will be required to live by.

5. Show Me the Money
Have a good look at the condition of the building and make sure that the funds in the sinking fund match long-term maintenance planned for the next few years.

6. Check Pet Friendliness
Before you buy, check whether the owners corporation will welcome both you and your pet into the building. (Don’t necessarily take the word of the selling agent when he tells you the block is pet friendly.)

7. Be Informed
Educate yourself about your rights and responsibilities when living in a strata title property. Some of the states branches of Strata Community Australia (industry association) offer free consumer seminars. In NSW you can also offer some free online training. Check out our website or the state’s Strata Community Australia branch.

8. Know Who To Call
Find out what emergency arrangements are in place or who to contact on your Executive Committee if something goes wrong in the building.

9. Be Active
Take an active interest and get involved in what goes on in your building. Attend the Annual General Meeting so that your voice is heard and consider becoming a member of your building’s Executive Committee.

10. Love Your Neighbour
Remember that in a strata building, your neighbour is usually just on the other side of the wall. Live next to them as you would have them live next to you.

Strata living might mean getting creative with your space. Try these tips to make small rooms look larger so you can enjoy your space better.

Hang a Mirror
This timeless trick easily does the trick. Place a mirror opposite a window and it will bounce light around the room, making the space feel airier. The bigger the mirror, the better.

Choose Scaled-Down Furniture
Opt for furniture that suits a smaller space, like a petite table, or narrow bookcase. Even traditionally bulky pieces, such as upholstered club chairs, can be found in narrower widths, so you can get the same look without cramming in your furnishings.

Sneak in Some Storage
An easy way to keep a small room from becoming cluttered is to choose furniture with space to store objects, like a coffee table with a shelf below, a bench with bins underneath, and an ottoman with a removable top and empty space inside.

Take advantage of built-in seating and shelves.
Both built-in bookcases and banquettes are meant to be directly next to the wall, offering as much seating, storage, and open floor space as possible — so when combined, they’re a like small dining room superhero. Add bookcases on the wall behind built-in seating.

Make Your Furniture Mobile
Buying furniture on casters—or outfitting it with casters yourself—allows you to easily rearrange pieces as needed. This added flexibility makes all the difference, whether that means pushing a chair, table, or kitchen island out of the way or rolling a futon into position to comfortably set up overnight guests.

Drop-Leaf Tables.
These space savers are a must-have for homes that are tight on space.

Make Use of Corners
This often and easily overlooked area can be a great spot to squeeze in an extra accent chair or a corner bookshelf, making your room more livable. Or tuck a cozy chair in a corner to create an instant reading nook.

Many owners corporations will engage a strata managing agent to work on behalf of all owners to help manage the scheme. The managing agent is the agent of the owners corporation. They can offer advice and direction, but the owners corporation has final authority.

What to do if you are unhappy with your strata agent?
First and foremost, discuss the matter with the agent. You can also hold meetings of the owners corporation to make decisions that the agent will be bound by. If things still do not change, you could terminate the agent’s contract, however, remember to first check to see what termination provisions apply. The Executive Committee can always hold meetings to vote to carry out the tasks you are unhappy with.

Finding a good strata managing agent can be a key contributor to harmonious strata living. To find a good manager you should ask for recommendations from owners in other schemes or speak to local real estate agents..

It is recommended that you choose at least three potential agents and then interview them.

Important things to look for:
- A strata managing agent must be licensed under the Property, Stock and Business Agents Act 2002
- Understand and clarify their fee structure, and that you know what services they will and will not be providing
- Find out whether they follow a code of ethics
- Ask and check references. Focus on the customer satisfaction of their existing clients

Finally, there must be a written contract between the owners corporation and the strata managing agent, so make sure you know what is in the contract. It may be a good idea to get a legal advisor to check the contract before signing.

The owners corporation is made up of all the owners in the strata scheme. It used to be known as the body corporate. It comes into existence after a strata plan is registered. Initially it may only be made up of the developer, but as each person buys into the scheme, the owners corporation gains more members. The owners corporation can only make decisions at properly convened meetings, for example, the Annual General Meeting (AGM) is held once a year. Each lot owner is automatically part of the owners corporation and has a right to participate in the decision making.

The owners corporation is responsible for the overall management of the scheme.

This includes:
• appointment of a strata managing agent and/or building manager
• the repair and maintenance of common property
• keeping all necessary insurance covers up to date
• record keeping
• by-laws
• levies and financial management

In addition to the Annual General Meeting (AGM), Extraordinary General Meetings can be held at any other time. The owners corporation may employ a strata managing agent or caretaker to work for it. These agents are delegated some responsibilities and powers but the owners corporation has the final responsibility and can overrule them. A strata managing agent must be licensed under the Property, Stock and Business Agents Act 2002.

All owners are members of the owners corporation. They have voting rights and obligations to pay levies and comply with by-laws. Therefore, owners can not ‘resign’ from the owners corporation. On the other hand, you are free to manage your apartment as you see fit. You can also enter into a contract with a managing agent or caretaker to manage your unit.

While strata living does not allow the opportunity to grow an entire garden. There are many fruits and vegetables that can be grown in small containers, say on your balcony given the right care and conditions.

Refer to the individual instructions for each plant variety to determine the best growing season, conditions and harvest time.

Rhubarb. Rhubarb root systems run long so plant transplants in a pot with at least a 30cm diameter and good depth. Drainage is a must. Plant the rhubarb crowns 1 to 3 inches below the soil surface, and then place your container in an area that receives at least six hours of daylight. You may want to put it on a sunny porch or window sill.

Ginger. This spicy, versatile root is easy to grow in containers. Ginger foliage also happens to be lovely! You can start your container plant from a grocery store root as long as it’s fresh (and organic). Ginger can be crowded, so most containers will work. Break the root into pieces (ideally with an “eye,” like the ones on potatoes, on each one), and plant them 2-5 cm below the surface, eyes facing up. Use healthy, rich soil with good drainage—a 1-to-1 mix of compost and sandy soil is ideal. Keep the soil consistently damp. Place it in a warm spot next to an indirect light source.

Asparagus. Asparagus is famous for needing years sans harvest in order to thrive. For strata living, that can be a huge barrier to planting, but grow in a container and suddenly you’ve got a portable perennial treat.

Beans. While not exactly a living room option, pole beans will thrive in containers with a little support.

Strawberries. Choose ever-bearing varieties and then make sure you can house them somewhere that receives at least six hours of strong daylight. Who doesn’t love fresh strawberries year round?

Watermelon. Look for compact varieties with small fruits, like Sugar Babies, and plant a single seed in a large container, like a large (20L) bucket, with ample drainage and fertilize well. It’s a good idea to set up a trellis behind the container to give your plant vertical room to grow. Lastly, refer to the seed packet for your particular variety to find out just how long before you can harvest.

Peas. You can grow super sweet peas, both snap and shelling, in a container with little effort. They grow quickly, so you can enjoy the fruits of this small-space efforts in no time. Choose a large container with good drainage and fill it to a few inches below the rim with good potting soil. Fertilize, but not too much—excess nitrogen will destroy the peas’ productivity! Lean your container against a surface that can support a trellis and help your peas climb as they grow. Snap peas are best harvested young; shelling peas are better when they’re mature.

Pest control, while it may seem a small thing, can become a major problem if left unchecked. The most common pests found in strata include: ants, cockroaches, termites, wasps, fleas and vermin.

Pests can become a source of disputes and even a reason for owners leaving the strata, so it’s important for all parties to understand who carries the responsibility and tips on how to prevent pests.

Quick Tips to Avoid Pests in your Strata Building
• Keep any areas where food is prepared & eaten free of food particles and waste.
• Foods that are susceptible to attracting ants or cockroaches should be stored in airtight containers or in the refrigerator.
• Treat pets for fleas, feed them in the same area and keep it clean.
• Always clean up all leftovers immediately.
• Remove any decaying timber (to prevent nesting sites for snakes, mice, rats and other pests).
• Keep bins closed and empty them when they are full.
• Keep premises clean. Especially where crumbs and food may collect.
• Repair any leaks beneath the sink and by sink top as ants and roaches will gather here.
• Continue regular pest inspections and always use a licensed, qualified pest technician.
• Make sure you take any recommended necessary preventative action.

Inevitably, pests will find their way into your home from time to time. As part of general obligations, the landlord is responsible for eradicating any pest infestations that are evident at the start of the tenancy.

Tenants and landlords should inspect the unit thoroughly to look for signs of pests such as droppings, inquiring about previous pets and history of any pest issues. Note any evidence of pests in the condition report and negotiate having a pest control service in the first few weeks of tenancy if pest issues arise. If pests appear after a tenant moves in, they should notify the landlord immediately and preferably also in writing including a date. Then further action can be taken based on by-laws and agreements of tenancy.

Generally, when pests such as ants, bees and wasps, cockroaches, fleas, spiders, snakes, and vermin are present at the start of the tenancy, the landlord is responsible for eradicating the infestation. If any ants, bees, wasps, cockroaches, fleas, spiders, snakes and vermin are discovered during the tenancy, then the tenant is responsible.

However, if snakes are caused by any breaches in the agreement by the landlord (ex: piles of rubbish left in garden), then the landlord is responsible. Finally, any time birds or possums become a pest; the landlord should remove them and seal off any entry points.

Keep your strata building clean, maintain regular pest inspections, and communicate clearly with all parties to prevent pests and disputes.

When something needs to be repaired or replaced, who is responsible? Generally, this is straightforward – the owners’ corporation must repair common property while owners are responsible for repairing anything within their lot.

However, it is not always clear what is common property or what is the individual lot – and this can make it a challenge and lead to disputes if not handled appropriately. Basic rules identify that the “individual lot” includes everything inside the airspace of the unit, such as all internal walls, carpet, fixtures and paint on the walls. The owner is responsible for maintaining these aspects of the individual lot.

Everything outside that airspace such as doors, windows, walls, and tiles fixed to the floor and boundary walls is usually common property and therefore the owners’ corporation carries responsibility.

When something needs to be repaired, the tenant should contact the managing agent or the owners’ corporation and let them know the details of the problem.

Sometimes, a managing agent may be authorised to organise minor repairs without the need for a meeting. But regarding larger, more expensive problems, the owners’ corporation may require a meeting to decide on what action to take.

In the case of accidental damage, the owners’ corporation must still repair common property and an owner must repair their lot – whether the damage was accidental or negligent.

You should review the responsibilities and procedures for repairs with your tenants periodically to ensure timely repairs and avoid disputes.

Who is Responsible for these Common Damages?

• Damage to Balcony. Responsibility? Balconies are generally the responsibility of the owners corporation.
• Damage to Carpets. Responsibility? The owner is responsible for repairing and maintaining the carpet in the lot. The owners corporation repairs and maintains common property carpets (i.e. carpets in hallways, lobbies or common areas).
• Damage to Ceiling. Responsibility? The owners’ corporation must always repair anything in the ceiling.
• Damage to Light fittings. Responsibility? The general rule is that if the light hangs into the lot, it is the owner’s responsibility. If it is recessed in the ceiling, the owners’ corporation is responsible for repairs.
• Damage to Roller door of Garage. Responsibility? It can depend, usually it is the Owners’ corporation.
• Damage to Tiles. Responsibility? Original tiles on boundary walls and floor are owners’ corporation responsibility, while the tiles on internal walls are the owner’s.
• Damage to Walls. Responsibility? Owners’ corporation must repair anything in the boundary walls. The owner is responsible for repairs on walls within the lot.

Prevent disputes before they happen by clarifying any questions and responsibilities when it comes to repairs.