Question: We need to carry out substantial repairs on the building. A special levy of $12,000 has been billed to all lots. Does this decision need a special resolution to proceed?
We need to complete some large concrete and balcony works at our building. Most owners agree to this work being done, however, a few days before the AGM we were sent a letter stating the quoted amount for the job and that each owner would be billed $12,000 per lot. This amount was due to be paid in 28 days. Works are planned for early next year.
The job is not urgent and my understanding is that to strike this type of levy there needs to be a special resolution (75% in agreement). Can you please clarify if this decision needs to be voted on to proceed?
Answer: An ordinary resolution (or unobjected interim ordinary resolution) may be sufficient to raise the funds.
(Sections 52 and 53 of the Owners Corporations Act 2006 provide that a special resolution is required to carry out significant works to the common property if a planning permit is required for the works and or the budget required for the works is more than twice the annual budget.
If $12,000 required by each owner for the concrete and balcony works does not fit the above, then an ordinary resolution (or unobjected interim ordinary resolution) is sufficient to raise the funds.
