Frequently Asked Questions
MANAGEMENT
LINK Strata Management is a market leader in Strata Management. We work with Executive Committees to ensure your Units Plan is up to date with the relevant regulations as well as all of the administration needs for your complex. (See our other web pages for more info)
Body Corporate entities in the ACT are specifically governed by the Unit Titles (Management) Act 2011. Part of the role LINK plays, is to ensure your Units Plan complies with this Act. However, there are other Acts which also have relevance to Units Plans, these include; Workplace Health and Safety and Fire and Emergency.
Yes we can! We would be happy to talk to you about the individual needs of your Units Plan. If you would like a free quote simply click on the “Request a Quote” tab and fill in some important details, we will get back to you within 48 hours to discuss your needs.
Your money doesn’t directly go to LINK. LINK Strata Management is the conduit for your levies to go into the bank account of your Units Plan. Each Units Plan uses your levies to pay for the day to day expenses of the complex as well as put some money aside for the future expenses (see Financial Statements below)
COMMON PROPERTY AND INSURANCE
The common property of your complex could be different from that of others. As a general rule, anything that services more than one unit is considered common property. Your common property will also differ if you are a Class A or Class B complex (see below).
The class of your complex is determined at the time the Unit Title was created. Generally, there are no complexes that have both A and B classes of units.
Examples:
Class A – Usually high rise apartments where the roof is common to more than one unit
Class B – Usually free-standing townhouse complexes where each unit has its own roof.
Section 100 of the Unit Titles (Management) Act 2011 which governs Units Plan complexes states that:
An owners corporation for a units plan must insure and keep insured all buildings on the land for their replacement value from time to time against all of the following risks:
(a) fire, lightning, tempest, earthquake and explosion;
(b) riot, civil commotion, strikes and labour disturbances;
(c) malicious damage;
(d) bursting, leaking and overflowing of boilers, water tanks, water pipes and associated apparatus;
(e) impact of aircraft (including parts of, and objects falling from, aircraft) and of road vehicles, horses and cattle;
(f) anything prescribed by regulation.

LINK Strata Management ensures each Units Plan that we manage is adequately ensured and complies with the Act.
Units Plans do not hold Contents Insurance, therefore it is up to the unit owner whether they wish to hold insurance their contents.
MEETINGS
According to the Unit Titles (Management) Act 2011 the executive committee must give notice of the general meeting—
(a) so that the notice would reasonably be expected to be received at least 14 days before the date fixed for the meeting; or
(b) if a motion is to be moved that requires an unopposed or unanimous resolution—so that the notice would reasonably be expected to be received at least 21 days before the date fixed for the meeting.

At LINK, we encourage Executive Committees to give as much notice as possible so that all owners have the opportunity to attend the meetings.
A quorum is where not less than ½ the total number of units (unit entitlements) are present at the meeting. A quorum is required to hold an Executive Committee meeting however, a quorum isn’t necessarily required to hold a General Meeting.
A General Meeting can proceed under a reduced quorum. All reduced quorum decisions take effect 28 days after the decision was made and owners not present have the ability to disallow the decision if they achieve a signed petition by a majority of the unit holders.
An Annual General Meeting is usually held within the two months after the end of financial year of the complex (this isn’t necessarily 30 June as it is dependent on when the complex came into existence). Notice of these meetings will be given in accordance with the Unit Titles (Management) Act 2011. (See Notice periods above)
The majority of decisions made at a General Meeting are required by Ordinary Resolution. The Unit Titles (Management) Act 2011 prescribes when another type of resolution is required. The requirement for passing an Ordinary Resolution is the number of votes cast in favour of the resolution must be greater than the number of votes cast against it.
Certain sections of the Unit Titles (Management) Act 2011 require a general meeting to make a Special Resolution. A special resolution is passed when:
(i) the number of votes cast in favour of the resolution is greater than the number of votes cast against it; and
(ii) the votes cast against the resolution number less than 1/3 of the total number of votes that can be cast on the resolution by people present at the meeting

If at a general meeting, an owners corporation makes a resolution of a particular kind (that is, an ordinary, special, unopposed or unanimous resolution), a resolution of the same kind at a general meeting is required to amend or revoke the earlier resolution, unless the Act requires otherwise.
COMMITTEES
The executive committee of an owners corporation exercises the functions of the corporation. Some functions the executive committee may undertake include (but not limited to):
• managing the day-to-day operation of the owners corporation and carrying out decisions of the owners corporation;
• submitting proposals about the common property to the owners corporation at general meetings;
• preparing the financial statements and budget and presenting these to the owners corporation at each annual general meeting;
• preparing notices of general meetings, levies contributions and copies of minutes for distribution to unit owners;
• maintaining the corporate register of the owners corporation.
Executive Committee members are elected by ordinary resolution at each general meeting. Once elected, an Executive Committee member will hold office until either the next Annual General Meeting or they cease to be a member of the owners corporation.
There are casual vacancies that become available on the Executive Committee from time to time. The executive committee of an owners corporation may appoint a member of the corporation to fill this casual vacancy on the committee until the next annual general meeting.
If there are 4 or more members of the owners corporation—the members of the corporation must, at a general meeting, decide—
(i) by ordinary resolution to have 3 to 7 executive members; or
(ii) by special resolution to have 8 or more executive members.

It is very rare to see 8 or more members and this number is generally discouraged as certain quorum requirements need to be met in order to make decisions.
The number of times an Executive Meeting is held depends on the size of the complex and number of issues raised in that period. Generally, an Executive Committee on a complex of 40 or more units would meet at least quarterly.
LEVIES
If you are a unit owner, you are a member of the Owners Corporation for your units plan. This means that you are liable to pay to the Owners Corporation a proportional amount (levies) towards its funds, which would normally be based on your unit entitlement.

Your levies are used by the Owners Corporation to pay for day-to-day functions (Administrative Fund) as well as capital expenses in the future (Sinking Fund).
We offer many options for levy payments. These include direct debit, BPay, Cheque, EFT and Credit Card (fee applicable). Each of these options will be listed at the bottom of your levy notice.
If you are a unit owner and you do not pay your levy contributions on time, you are liable to pay an amount of interest. As per the Unit Titles (Management) Act 2011 the Owners Corporation, in their debt collection procedures, can register a Statutory Charge over the property to secure payment of the outstanding amount.
Interest charged on outstanding levies is applied under the Unit Titles (Management) Act 2011 and therefore is not able to be waivered. However, under special circumstances an application can be made to the Executive Committee as they have the final say on any application to waive interest.
FINANCIAL STATEMENTS
At LINK, we try to keep all of our processes as transparent as possible and believe that effective communication is the key to a worry free owners corporation. This is why we, with the help of Stratamax, use a secure Owners Portal. This portal allows us to post the financial statements and transaction listings of your Units Plan for you to see at the end of every month. Therefore, if there are any issues, we can resolve them for you right there on the spot rather than 6-12 months down the track!
An Administrative Fund is one of the two funds that an Owners Corporation is legally bound to hold. The money in the administrative fund is used by the Owners Corporation to pay for the year-to-year expenses. These expenses include (but aren’t limited to): Insurance, Gardener, Cleaner etc
A sinking fund is established by the Owners Corporation to cover the costs of future capital expenses, which include for example, painting the building, driveway refurbishment, replacement of common property items like carpets, roofing and guttering and lift overhauls.