Understanding Strata and Community Title Meetings and Voting Rights
Here are Some Simple Guidelines for Participating in the Decision-Making Processes
If you own a unit, or townhouse in a strata tile property or a lot in a community association, then you’ve probably heard about the statutory meetings but they can feel a bit formal or confusing. Don’t worry! These meetings are simply where owners come together to make decisions about how the property is run. Getting involved is important because your vote shapes how your community looks and functions.
Types of Meetings
There are a few types of meetings you might encounter:
Annual General Meeting (AGM): Held once a year, where major decisions are made, like approving budgets, appointing a strata manager, or electing committee members.
Extraordinary General Meeting (EGM): Called for urgent matters that can’t wait until the AGM. or complex issues that need a separate meeting.
Committee Meetings: Smaller meetings where the elected committee handles day-to-day decisions.
Tip: Remember that committees do have some restrictions and cannot vote on matters reserved for General Meetings only, check the legislation in your state or territory.
Who Can Attend and Vote
Most owners can attend meetings, and tenants may be able to attend but usually cannot vote. Voting rights are generally based on your unit entitlement (your share of ownership in the scheme).
Proxy and Electronic Voting
Sometimes you can’t attend a meeting in person. That’s where proxy voting comes in. A proxy lets you appoint someone else like a friend, family member, or even the strata manager to vote on your behalf. You complete a proxy form before the meeting, specifying how you want your votes cast. It’s a simple way to make sure your voice is heard even if you’re busy or away.
Many strata schemes now also offer electronic voting, which lets owners vote online through a secure portal or email. This can be used for ordinary or special resolutions and is especially helpful for owners who live interstate or overseas. Just like with proxies, there are rules to ensure votes are valid, including identity verification and voting deadlines.
Voting Types
Different decisions need different levels of support:
Ordinary Resolution: More than 50% of votes needed. Usually for routine decisions, like approving budgets.
Special Resolution: At least 75% of votes needed. Used for bigger changes, like amending by-laws or approving major renovations.
Unanimous Resolution: 100% agreement. Rare, but required for very significant decisions.
Quorum
A meeting can only go ahead if a minimum number of owners are present, called a quorum. If the quorum isn’t met, the meeting usually needs to be rescheduled.
Tips for Participating
Read the agenda: Know what decisions are coming up.
Ask questions: Clarify anything that’s unclear.
Use your vote wisely: Whether in person, by proxy, or online, every vote counts.
Follow the rules: Meetings follow by-laws and legislation knowing the basics helps avoid disputes.
Common Misconceptions
Tenants usually cannot vote (unless they have a proxy) only owners can.
Having a larger unit, living on a higher floor or having more than one owner does not give you more voting rights it’s based on unit entitlement or one lot one vote.
The strata manager can advise but cannot vote or make decisions for you.
Being informed and prepared makes meetings far less daunting. Remember, these meetings are your chance to have a say in your community and help ensure things run smoothly.
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Disclaimer:
This article is intended for general educational purposes only and does not constitute legal or financial advice. Readers should seek independent legal and professional guidance relevant to their specific circumstances and jurisdiction