474. Strata conflict is surging + schedule B fee shock
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Reena Van Aalst is back on the pod for 2026, as we cover:
- Growing mediation delays,
- How a $20k management contract can quietly become $40k, and why you should be asking for an itemised list of charges,
- A tribunal workaround you may not know exists: two strata managers, one building,
and more.
It’s great that you have raised this issue of unexplained Schedule B charges. I made an enquiry to Fair Trading about the fact the SM is not providing any invoices or any time details or reasons for significant Schedule B charges. FT pointed me to the Australian Consumer Law section 100 and 101, as you have noted in the links. Unfortunately the Committee I’m dealing with, is not requiring information from the SM regarding details of a large amount of Schedule B charges. There is nothing in the Strata records to substantiate these charges; no invoices, no records at all. My complaint, as well as my application to NCAT regarding withheld records, is going to Fair Trading regarding these breaches of ACL section 100 by the SM with regard to his business practices. And I will raise at NCAT, the Committee requirements under Section 37, that by not requiring this financial information from the SM is a breach of Section 37, i.e, to act with honesty, fairness in accordance with the Act, and in the best interests of the Strata Scheme. It seems that the new requirements for SCs has not been tested at NCAT (to date that I know of), with any applications for removal under the new legislation in s 37 due to this kind of negligence in allowing SMs to make changes to an OC without due process of invoices or even a Ledger. It will be interesting to see how this evolves.
Hello,
Would not it be better to appoint the SAME strata management for both functions:
a) to generally manage the scheme in a “standard democratic” governance, including striking quarterly levies, and
b) operate as a compulsory management for a specific task within a specific time frame, including striking special levies?
Regards, Alex
Hi Alex,
I am sending this message on behalf of Amanda Farmer.
Due to the overwhelming demand for Amanda’s services, she is no longer able to personally respond to every comment posted on the public side of the website.
The best way to seek Amanda’s guidance is inside the members-only QandA Forum, enjoyed by paying members of our online community. Membership is just $97/month with no lock-in. Your instant access is here: http://www.stratamembership.com.
Regards,
Rach
YSP Team