strata magazine

Queensland Strata Magazine, November 2024.

Mission Accomplished in Stage 1?

Some Stage 1 Lot owners banded together after the disastrous 2022 AGM.
They formed the Reef Resort Owners Association and were incorporated on 28 March 2023.
As at 1 November 2024 there are 69 members representing 51 lots.

There were several things that members were concered about but the main one was the state of the grounds. Compared to other resorts our grounds were not up to the mark. The executive committee live interstate along with three of the four ordinary committee members. In other words 6 of the 7 committe members did not live here.
It is not known if the caretaker has ever visited Reef Resort or not. She is represented here by her employees.
After the 2023 AGM things improved with regard to "hands on management" with now 3 ordinary committee members who are residents.

Well it looks like RROA are taking the streets back.
In line with our last digital newsletter, 7 different RROA Members had already proposed 11 motions for the 2024 AGM and after the dust settled, Stage 1 may well have turned the corner.
We can thank our 7 RROA Members for the following things that are about to happen:

Module change from Commercial to Standard.

Meaning the committee now has a spending limit (146 lots x $200 = $29,200). The recent expenditure of $235,620, one of 3 quotes, on the electrical boxes made by the committee would not have happened, a decision of that kind would now be made by the owners at a general meeting.
When Stage 1 signed over the management rights in 2018 under the Commercial Module the contract did not end until 2043.
If Stage 1 enters into a new contracts of that type, under the Standard Module, it can only be for a maximum of 10 years.

Removal of the Gardening Contract

"Moved that due to poor performance the gardening contract be removed from the caretaker agreement and awarded to an independent 3rd party contractor." Motion passed.
This could be done quite easily by simply recinding the amended caretaker contract of 2021 and reinstate the 2018 caretaker contract. There were three motions concerning gardening but the one above would most likely trump the other two.

Remedial Action Notices (RAN)

Finally the caretaker will be forced to carry out duties according to her contract or failing that could have her contract terminated by owners at a general meeting. (Remedial Action Notices need to be completed within but not less than 14 days.)
Most of the notices will concern the grounds.

Expenditure on committee members

Way back committee members were paid for their time and received travel allowances to attend committee meetings in person. Then it was only the executive committee members who could be paid. Those payments stopped after the 2022 AGM but travel and accommodation allowances remained. Now, after the 2024 AGM, travel and accommodation expenses are no longer to be paid. Committee meetings can be held electronically.

Monthly committee meetings

From now on committee meetings must be held monthly.

Debt Recovery

Steps are to be taken to sort out the mess involving the overdue levies for Lots 145 & 146. This involves Reef Resort Pty Ltd for which RROA, on behalf of lot owners, has sent a letter of demand for financial details including Profit and Loss Statements for the last 3 years.

Other financial matters

The Treasurer will be required to provide (or arrange for) more comprehensive financial reports with the AGM agenda each year, including a Consolidated Profit and Loss Statement, a Projected Balance Sheet for the following budget year, and answer queries raised by the auditor.

Levy increases

Keep a look out for your new levy notice being issued on or about 15 December. It seems we are in for a 40% increase.

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