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❶Hi Lisa, Can the local council zone areas or buildings where Standard modules can have holiday rentals? It means no one has a copy.

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Even then notice should have been given. No, not all buildings have Management Rights. Caretaking and Letting Agreements are typically entered into by the developer when a building is first registered as it creates another valuable asset for them to sell. If the body corporate later decides that they no longer wish to have a building manager they may either wait for the contract to expire or negotiate a surrender. In those body corporates with building managers the largest expenditure will likely be to the manager.

Which is not to suggest that getting rid of the manager would automatically reduce the levies. Someone does need to vacuum the lift lobbies or stairwells, maintain the pool and grounds and so on. Individual contracts can often add up to as much, if not more than a building manager.

Most contracts have a anniversary date where the amount payable is increased usually by CPI or a set amount. Each year on the anniversary the fee payable will be increased. Further disputes do arise regarding levels of remuneration and can be pursued through the court system.

The body corporate cannot make any arrangements between a lot owner and another party. Every lot owner is free to contract with whomever they choose to undertake letting services. Do you have a question about management rights? Leave a comment below. My property manager is an exterior rental agent and I have had a few incidents with the building manager that lead me to believe he is descriminating against other tenants such as myself, supposedly for not using his services makes a lot of sense right , the most recent being when he refused to let me into my apartment with his master key after I was locked out this was during office hours and after he had previously let me into the apartment to inspect it.

Being that he is not my letting agent I cannot breach him, but I want to make sure the body corporate committee is at least aware of the issue. Hi Olivia Ah … that happens quite a lot — discrimination against tenants not managed by the building manager.

Complaining about the building manager, or anyone else for that matter, should be done via your agent. The lot owner, or those appointed to act in the lot owners stead, are in a position to complain on your behalf.

It can be hard to see action. Keep a diary of dates and things said or done and keep complaining if the problems continue. Persistence will likely be your best asset. I own a residential apartment with Mantra , which is a corporate holiday chain.

My concern is this , They take about 40 percent of the holiday leting fee for themselves and you pay for cleaning. So your return is just over 50 percent. Where most of the other residential holiday building in the area of the same capacity where management rights are indevidualy owned by residents only , charge 12 percent and you pay for cleaning. I know that by law they can only charge 40 percent st they are at max. Also with Mantra they subcontract out managers who dont live in the building.

My problem is some apartment owners have suffered terrible financial losses due to the commision paid to Mantra , and in some cases went bankrupt. Many people have decided to permanently rent there apartments as the return is the same or better than the so called lucrative holiday letting.

Everyone would be much better of if the body corp baught back the management rights and scraped it altogether and simply hire a manager , as thats all Mantra does , and then do holiday leting at 12 percent like the other buildings. Holiday letting can indeed be very lucrative for investors, but it also has a lot more risk. Permanent rental is, as you say, an option that offers a more stable, though lower, return.

The problem is some of these buildings are zoned as temporary accommodation by the local Council which means that permanent rentals are not allowed.

Ironically in the holiday letting pools Mantra does do a bit better than other managers. Its a question of marketing budget. Because Mantra own so many different Management Rights necessitating hiring of managers to actually do the job their main focus, as a corporation, is selling holiday accommodation.

Other Building Managers might not have the same expertise and deep pockets when it comes to attracting and converting holidaymakers. Can a body corporate buy back the management rights? We just want to pay the caretakers to leave. We would then employ staff to do cleaning etc.

Hi David Thanks for your question. You need to negotiate a settlement with the current holder of the Agreements whereby the agreement is terminated in exchange for a sum of money.

If the caretaker agrees on a settlement price, would it require a resolution without dissent? Do you have any suggestions as to how a body corporate would finance such a move given that not all owners would be able to contribute immediately but perhaps split payments over 3 or 4 years?

Making changes, such as extending the Caretaking contract are done by ordinary resolution by secret ballot no proxies so I suspect terminating the agreement would be the same.

Options for financing, other than special levies payable immediately, would be to borrow the money. Body corporates are entities same as you and me and can enter into credit contracts. Assuming you can find a lender to offer finance paying out a contract might not suit their lending requirements a motion by special resolution at general meeting would be required to enter into the contract.

Hi I am looking at the purchase of a Holliday Letting Management Rights and would like to know what happens when you sell the Management Rights at end of term or within the term?

So increase the turnover and you increase the value. This article gives more detail. Other factors that will vary the value of the rights are the length of term of the agreement.

Its essential to do well to get your scheme on board with extending. Hi Lisa, Can the local council zone areas or buildings where Standard modules can have holiday rentals? Yes, local council controls the zoning of areas. Regardless of a buildings regulation module the council zoning applies. Hi Lisa Can you advise on the renewal process of a mgt agreement Does a renewal of agreement require a vote by owners or can it simply be signed off by the committee or even by a sole member of the committee Ron.

Thanks for your comment. If the manager has an option they can exercise said option by simply writing to the Committee, or however the contract says the option must be exercised. Any variation requires a general meeting motion. Good morning Lisa, Our incompetent Caretaker has had his management rights for sale for 6 years.

The committee are hopeful of a sale in the coming weeks. Can you tell me where I can find a list of questions the committee can ask the new caretakers. Would appreciate your suggestions. Well that is good news. Ask about the things that concern you. What experience do you have? Do you understand the tasks as set out in the agreement?

Do you understand how body corporates work? Do you have the appropriate insurance? Have you ever been convicted of an offence? What skills do you bring? Do you have any plans for the scheme in your roll? Hello Lisa I live in South Australia and own 2 single storey strata units connected to the two other units via a flat top carport roof. The owner of unit one has a 6foot high fence surrounding her unit to the strata boundary.

Is the land within the fence still regarded as common property if she has established restricted access? The question really is? Is the strata responsible to mow her lawn in front and behind her fence if the fence has been established on common property? I can tell you here in QLD it would depend on whether the area is exclusive use or part of the lot.

Most by-laws say that an exclusive use grant is made subject to the lot owner maintaining the area. Hello Lisa We have new Management and our body corp has been asked to extend their length of contract from 15 to 21 years for financing purposes. Why should this be necessary and is it a good idea to commit for this length of time? The new managers seem to be performing well but it is early days and as a member of the BC I feel I do not know enough about the matter to vote on the issue.

Management rights are contracts where the body corporate agrees to pay an employee to perform tasks for a specific length of time. The length of time increases the value of the contract. Its a weird sort of situation for banks; they lend on an asset that immediately starts depreciating in value, which is why they pressure lenders to have the length of the contract extended; to increase the value again and secure the banks holding.

From the body corporates perspective though is it a good idea to extend the value of the contract? That increase in value is directly financed by the body corporate, not immediately of course, but at some stage in the future.

If you extend then you are increasing the commitments on the scheme and if you do not then the caretaker may suffer. Some schemes choose to change their regulation module from accommodation to standard to cap the number of years the caretaker has the contract at Others are happy to keep the term always somewhere around the maximum Its a dichotomy; balancing the needs of the body corporate against those of the caretaking contractor.

We live in a 10 storey apartment complex, is it correct that the Owners Corp have master keys to all apartments? Check you by-laws to see when they are legally allowed to use them without your permission. For his use only. Also he has blocked the visitors parking area, he said it is to be used for emergency vehicles only such as Police or Ambulances.

Can he do this? The common property is and always will be owned jointly by all the owners. It is possible that a building manager is allocated a part, usually an office or a shed, under an authorisation agreement. It will only be a small part though and the balance of the common property is not his. He needs to learn a little about body corporates.

Check your by-laws as to what visitor parks are for. No he definitely cannot shut off the lift. No one has the right to deny any lot owner access to common property which is what a lift is and what he is doing.

I would tell the manager he is exceeding his remit necessary if you need to seek Adjudication later and make a record of responses. Do it in writing if you can and keep a record. If no change write to your body corporate committee for help.

If they do not, or cannot show you in minutes or by-laws where he can act this way seek Adjudication. A new Treasurer discovered that in the past financial year he had been given sole right to authorise payments for services.

In this time he paid his father and various other firms for doing work easily recognisable in his contract. Also included was double charging for cyclone clean-up, once to those in the letting pool and then twice to all unit owners. The excuses offered centred on health and safety reasons for him not doing the work although his elderly father could and erroneous interpretations of his contract.

The health and safety reasons ignored the fact that he is a contractor, not an employee of the BC. A majority of the committee voted to do nothing about this. This is plainly wrong and unfair.

Unfortunately at present a slim majority on the committee support anything the caretaker does irrespective of compliance with contracts or BC law. What can be done? There are a couple of things. The time and motion study: That relates to the health and safety report, but not necessarily the time and motion study. Usually they are done when a claim re the remuneration is going to be made usually an increase.

If the committee do not stop the action you may lodge an application for Adjudication including an interim order that they not proceed. The problems with the agreement are more difficult since they are not body corporate issues so much as breach of contract issues and will need to be pursued through small claims QCAT assuming you could get the committee onside to support a claim of breach against the caretaker.

A good place to start is to write to them about your concerns. Thank you for a great site! Lots of quality information to be found here. I have a quick question for you:.

We own a unit, which is in the body corporate letting pool managed by the property managers. We are planning to occupy the unit ourselves in the not too distant future. This unit was purchased 20 years ago and I can find no paperwork or contract that ties us to a letting agreement.

How much notice should we give and to whom, the body corporate or the building manager? The Manager should have a copy of the agreement it being fairly crucial that they do. You could ask for a copy and see if they can produce it. Most contracts will have a 90 day exit clause though it is possible for either side to negotiate different terms.

With our management agreement on rental property I have a 30 day exit clause. You can find more details here. In the body corp signed an agreement with the then resident caretaker valid for up to 25 years. After 15 years the current caretaker has quoted a clause demanding a dramatic increase in fees.

He has hired a company to report looking at his duties and fees The report uses an American company who estimates his hourly rate.

If equated to a 38 hour week, it is more than what a 4 year trained teacher after 9 years service earn. I do suggest, before you commit to the ARAMA review that you see a solicitor specialising in body corporate. It looks like ARAMA are a manager initiative and you need to have independent information before proceeding.

They are very much pro owners and take an interest in Management Rights issues among others. As to the average caretaker hourly rate: And its hard to compare apples to apples without reviewing the tasks included in the contracts. I wish you the best and please do drop back and let me know what happens.

If left as it is the cost of this travesty will cost the owners heavily over coming years. This, in our view, is merely to give the developer an inflated sale price for the rights when put up for sale. Is there any action we can take to remedy this rip off. Unfortunately the Developer, or the Original Owner, as holder of all the lots is able to act on behalf of the body corporate and enter into these agreements.

Its a travesty as you say but completely legal at this point in time. You might want to have a chat to the Unit Owners Association of Queensland. They may be able to give you up to date information regarding submissions made to the Govt to amend this legislation to give owners some protection. Hi we live in a complex and our onsite managers have recently sold the management rights. We have been given documentation to sign and there is a new clause that gives the bank authority to appoint a manager if the new owner goes bankrupt.

The contract will likely be for the protection of the bank. Remuneration payable under the management rights contract will not be altered. Indeed it cannot be altered other than via passing an ordinary resolution at general meeting to enter into a Deed of Variation. Hi, I have a unit I purchased last with a care taker that was voted back in for 15 years despite people being unhappy, it appears they have changed committee members.

The current caretaker if you are in their letting pool is very sweet to you but if you are not they are constantly rude.

How can we regulate that they are being transparent with their letting agreement with the money they earn from the let than give us?

How can we vote them out or make them meet objectives that are for the whole building instead of those who vote them in on the committee? The committee does not vote in the Caretaker. If the contract has been renewed for 15 years then its because the lot owners voted to do so. If it was only the committee who voted your solution would have been to get others to vote.

If the committee is having problems with he building manager there are things they can do to encourage the Caretaker to sell to someone new, and hopefully better. The letting part is nothing to do with the body corporate. Its covered under real estate law. They need to be licensed and act in a certain way. It does sound like things are not as transparent as they should be. We live in a complex that is also holiday rentals. It is has 24 hour reception and at 10pm if we are out on the balcony they let themselves into our apartment to tell us to go inside and close the balcony doors.

Are they allowed to enter our apartment with their own swipe card? The by-laws state when the body corporate, or its agents, may enter the lots. To come into an apartment to tell you off is not acceptable. Complain to your owner or rental agent. Ask them to complain to the body corporate. Hi Lisa The caretaker at our complex has had a time and motion study done to increase his fee. The hours determined for this we do not disagree with greatly, but the hourly rate we do.

He is also refusing to tell us who will do these extra hours as at present there are not enough bodies to complete these tasks.

He is elderly and is unable to do physical tasks himself and has only one other person that does. We would like to take the gardening out of his contract and hire someone else to do that as the hourly rate would be much less and we would have control over someone to work a set number of hours and get a much better result than we are at present.

He has said that we cannot alter the contract but it has already been altered with the tasks that he refuses to do being done externally. What are our options? Have you made your objections known to the committee?

Discussing matters with them may be an avenue to have your issues addressed. There are other options if you disagree with the committee but they require you have the support of other owners. You could object to the body corporate paying extra to have tasks required to be done by the Caretaker.

The committee should be following the terms of the contract s. You could try to replace the committee. That would require a general meeting. Can you pass an enforceable motion to get some action on the issues? The core problem in your scheme sounds like differing opinions of owners. If those in the letting pool are in a position to vote for the changes and they are the majority then they will have their way.

Its frustrating but such is joint ownership. Thanks Lisa I do understand that majority rules and certainly agree with that.. In answer to my first question can we take the gardening out of his contract and have these tasks done externally. Otherwise you have an existing contract and any change will be made by negotiation between the contract parties. Hi John I purchased a unit in a complex that has a live in Manager as it is mixed holiday and owner occupiers.

Apparently the locks, normal and deadlock were changed by the previous owner and the manager was not able to enter my apartment when the fire alarm was activated.

He said these would need to be changed and proceeded to contact a locksmith and then sent me the bill. Look forward to your reply. If I purchase a unit in a holiday complex with live in managers in NSW am I compelled to enter a management agreement with the managers and be part of the rental pool or can I choose to have exclusive use of my own appartment?

Are there differences in the rules between states?. The Letting Authorisation gives the manager exclusive permission to run a business on the site and that is all.

The body corporate can enter contracts re common property only. To enter the rental pool you would need to enter a contract with the onsite manager. You are free to do so, or not, as you please. If you do not then you are free to rent your property as you see fit though, of course, any tenants will be required to observe the by-laws. Yes there are differences between the legislation state to state.

This however is a concept: Our Management Rights company has put in a Deed of Variation. Our committee want to reject this proposal but have been advised that if we do the Management company will invoke an S Hire someone to do your essay from our team of experts in which you can rely on anytime.

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