For many apartment owners in Australia, the Annual General Meeting (AGM) of your Owners Corporation (OC) can feel more like a formality than a vital opportunity. But make no mistake: the AGM is your platform to influence how your building is managed, how your money is spent, and how your community evolves.
Whether you’re a first-time attendee or a seasoned committee member, being well-prepared for your AGM is essential. It’s more than just showing up—it’s about understanding your rights, asking the right questions, and helping to ensure your shared investment is managed effectively and transparently.
Here’s everything you need to know to confidently prepare for your next AGM.
1. Understand Why the AGM Matters
Think of your AGM as the annual performance review for your building. It’s where major financial and operational decisions are made, including:
- Electing or re-electing committee members
- Reviewing past financial performance
- Approving the budget for the upcoming year
- Discussing building maintenance and insurance
- Raising and addressing owner concerns
Ignoring the AGM or showing up unprepared can result in missed opportunities to influence decisions that directly affect your property value and quality of life.
2. Confirm You’ve Received the AGM Pack
You should receive your notice of meeting and associated documentation several weeks ahead of the AGM. This typically includes:
- Meeting agenda
- Financial statements
- The proposed budget for the coming year
- Minutes from the previous AGM
- Any proposed ordinary or special resolutions
If you haven’t received these documents at least two weeks in advance, follow up with your Owners Corporation manager or the committee secretary.
Tip: Your AGM is usually scheduled around the same time each year. Mark your calendar early to avoid missing it.
3. Read the Documents—Don’t Just Skim Them
Many owners receive the AGM pack and file it away unread. This is a missed opportunity.
Take time to review the documents in full. Pay particular attention to:
- The financial statements: Do they reflect responsible spending?
- The proposed budget: Are levies increasing? Are major expenses justified?
- The agenda: Are any major changes or decisions being proposed?
Understanding these materials will empower you to participate meaningfully in discussions.
4. Know Your Voting Rights—and Use Them
Voting entitlements can vary. In most cases:
- You can attend and vote at the AGM if your levies are up to date.
- If you’re in arrears, you may still attend but your vote could be invalid (depending on state legislation).
- If you can’t attend, appoint a proxy, someone you trust who can vote on your behalf.
Note for Victorian owners: Under the Owners Corporations Act 2006 (VIC), your vote might not be counted if fees are unpaid.
5. Raise Issues the Right Way
Got concerns about building repairs, common property use, or noise complaints? The AGM is the ideal venue to raise them—but timing matters.
If you want a specific issue discussed or voted on:
- Submit it early to the committee or manager so it can be included in the agenda.
- Remember: Special resolutions (those requiring a 75% majority) must be listed in advance. They cannot be proposed on the spot at an AGM.
Otherwise, you’ll need to call for a Special General Meeting (SGM) to address it formally.
6. Ask Questions in Advance When Possible
If something in the documents seems unclear, especially financials, don’t wait until the meeting to raise it.
Instead:
- Email your questions to the OC manager at least one week in advance.
- Some queries may require research, and time is limited at AGMs.
- This gives your manager a chance to prepare thorough responses.
7. Expect Disagreement But Be Constructive
Let’s be honest: no two apartment owners have the same priorities. Disagreements are common—but they don’t have to be disruptive.
AGMs are legally compliant forums designed for discussion. You have the right to be heard, but so does everyone else. Arrive informed, listen actively, and keep things respectful.
A thriving community starts with communication, not confrontation.
8. Think of the AGM Differently
Living in a strata-titled property isn’t always easy—there are shared responsibilities, costs, and decisions. But the AGM is where your voice can genuinely shape outcomes.
Whether you’re keen to push for solar panels, question escalating levies, or consider a new strata manager, this is your chance.
Your Property Deserves Your Attention
Your property is likely one of your most valuable assets, both financially and emotionally. Treating the AGM as a routine obligation instead of an opportunity can mean leaving important decisions to others.
By being prepared, proactive, and present, you can make sure your property, and your voice gets the attention it deserves.
Need Help Navigating Your AGM?
Our experienced strata managers work with thousands of Owners Corporations across Australia. Whether you’re facing a complex budget, struggling with community disputes, or unsure how to propose a resolution, we’re here to help.
Get in touch today to make your next AGM your most productive yet.