K L Strata Specialists

29/05/2026

PLUMBING REPAIRS - Common Property vs Lot Owner Responsibility

An Owners Corporation is generally responsible for plumbing repairs relating to common property infrastructure, including shared pipes, main sewer lines, stormwater drains and common water services.

Where a plumbing issue originates from or affects common property, the Owners Corporation will arrange for investigation and repairs in accordance with the Owners Corporation Act 2006 and the registered Plan of Subdivision.

Repairs relating solely to a private lot, including fixtures, fittings and pipes servicing only that lot, are typically the responsibility of the individual lot owner. In some instances, further investigation by a licensed plumber may be required to determine responsibility before works proceed.

10/05/2026

Happy Mother’s Day to all the amazing mums out there! 💐

Today I am grateful to spend quality time with my son, dressed in our West Tigers gear and ready for the Tigers vs Storm game! 🏉

04/05/2026

PROXY LIMITS AT OWNERS CORPORATION AGMS – KNOW THE RULES (VICTORIA)

Did you know there are strict limits on how many proxy forms one person can hold at an AGM.

Under the Owners Corporations Act 2006 (Vic):

🔹 20 lots or less👉 A person can hold only 1 proxy

🔹 More than 20 lots👉 A person can hold no more than 5% of total lot owners (e.g. 100 lots = max 5 proxies)

These rules were introduced to prevent “proxy stacking” and ensure fair voting for all owners.

✔️ Proxy holders can still vote on their own lot in addition to any valid proxies they hold.

✔️ The limit applies per person, not per meeting.

If you are unsure how this applies to your Owners Corporation, feel free to reach out for guidance.

30/04/2026

🏢 Owners Corporation: Common vs Private Property – Know the Difference!

A common area of confusion for lot owners is who is responsible for repairs and maintenance. Here’s a simple breakdown to help 👇

Common Property (Owners Corporation Responsibility)This includes shared areas used by all residents such as:

• Roofs
• External walls
• Driveways & pathways
• Lifts & stairwells
• Shared plumbing or electrical systems

Repairs and maintenance to these areas are generally paid for by the Owners Corporation using levies.

🏠 Private Property (Lot Owner Responsibility)This is everything within your individual lot boundary for example:

• Internal walls, floors, and ceilings
• Fixtures like taps, toilets, and appliances
• Internal plumbing (unless it services multiple lots)

These repairs are usually the responsibility of the individual owner.

⚠️ Why it matters: Understanding the difference can save time, avoid disputes and ensure issues are reported to the right party.

Tip: If you’re unsure, check your plan of subdivision or reach out to your Owners Corporation manager for clarification.

Please feel free to reach out if you need any assistance in determining what’s common and what’s private.

12/04/2026

Committee members can be personally exposed (in some cases)

While committee members are generally protected when acting in good faith, they can be at risk if they:

• Act outside their authority
• Are negligent
• Fail to comply with legal obligations

This is why good governance and proper advice are so important.

18/03/2026

KEEPING LEVIES AS LOW AS POSSIBLE

We understand that managing costs is important for all owners and the Owners Corporation is committed to keeping levies as reasonable and sustainable as possible.

There are several ways we actively work to minimise costs while still maintaining the property to a high standard:

PLANNING AHEAD: By maintaining a well-structured Capital Works Fund, we can spread costs over time and reduce the need for large, unexpected special levies.

PROACTIVE MAINTENANCE: Addressing repairs early helps avoid more significant and costly issues in the future.

SEEKING VALUE FOR MONEY: Regularly review contracts and obtain competitive quotes to ensure services are cost-effective.

MANAGING INSURANCE COSTS: Insurance policies are carefully reviewed to ensure appropriate coverage at competitive rates.

REDUCING ENERGY USAGE: Implementing energy efficient solutions in common areas helps lower ongoing expenses.

RESPONSIBILE SPENDING: All expenditure is considered carefully with a focus on essential works and long term value.

While we always aim to keep levies down, it is equally important to ensure the property remains safe, compliant and well-maintained. Investing in the upkeep of the building also helps protect and enhance property values for all owners.

03/03/2026

Most people in Victoria live, invest or work in a property affected by an Owners Corporation but very few understand how the industry actually works.

🏢 Why it matters

With increasing density across Melbourne and regional Victoria, more people are living in strata communities than ever before.

Well run Owners Corporations protect property values, manage risk and support harmonious living.

Poor governance? It can cost owners tens (or hundreds) of thousands in disputes, insurance issues or deferred maintenance.

If you own in, live in, develop or invest in strata property in Victoria, understanding how the OC system works isn’t optional. It’s essential.

15/02/2026

WHAT IS A BUDGET USED FOR:

The owners corporation budget estimates all the money the group needs for the coming financial year, including:

• General administration — e.g. management costs, meeting expenses, etc.

• Insurance premiums — for buildings, liability, etc.

• Routine maintenance & repairs — common property upkeep.

• Maintenance plan contributions — if required, money set aside for long-term capital works (like roofing, lifts).

• Other recurrent expenses — utilities for common areas, cleaning, gardening etc. 

If your owners corporation has a maintenance plan (required for larger schemes), a corresponding maintenance fund must also be established.

Money can be explicitly allocated to that to cover major future repairs.

09/02/2026

🏢 What is an Owners Corporation?

An Owners Corporation (OC) is automatically created when a property has more than one lot on a registered plan of subdivision.

Its role is to manage common property, organise insurance, collect fees, and ensure the building complies with legislation.

Understanding how your OC works helps protect your property and your investment.

19/12/2025

Our office will be closed from Monday 22nd December 2025 and will reopen on Monday 19th January 2026 at 9:00am.

In case of an emergency, please contact Scotia Group on 1300 726 842, who operate 24 hours. For all non-urgent matters, we will attend to these upon our return.

Please note that if a repair is not related to common property, the responsible lot owner will be required to cover the callout fee and cost of repairs.

It has been a wonderful year working with you all. We thank you for your support throughout 2025 and wish you and your families a joyful Christmas and a wonderful New Year.

Cheers to you all from K L Strata Specialists.


Kind Regards,

Karen Luisi
Director\Owners Corporation Manager

Ground Floor, 435 Nepean Highway, Frankston, VIC 3199
M: 0406 038 125
W: www.klstrata.com.au
E: [email protected]

We offer a specialist Strata services in Industrial, Residential and Commercial. We understand and know what is expected in order to deliver a service to Owners Corporation like no other.