Stealing by Strata Manager

Lsouthernstar43 on 15/06/2021 - 11:53

Strata Manager has been stealing funds, showing invoices for which work was never done, some invoices for which work was done is very expensive as compared to market rate.
Complained to owners committee and they are okay with this stealing as no one know how to stop strata manager from stealing.

Our next AGM is in this month (paper voting) if budget is approved, i will have to pay higher levies when i know funds are actually getting stolen and not being used for the building

what are my options?

Home & Garden

Comments

  • Ocker on 15/06/2021 - 11:58

    Without getting the majority of unit owners onside then your options are very limited.

  • [Deactivated] on 15/06/2021 - 11:58

    I have the same problem

  • bobbified on 15/06/2021 - 11:59
    +7

    Strata Manager has been stealing funds, showing invoices for which work was never done

    Do you know for a fact that the work was never done or is it just that you didn't see the work being done? Is there any proof that he's stealing? Or is it just a suspicion?

    Complained to owners committee and they are okay with this stealing

    I find it hard to believe that the OC are "okay" if someone was really stealing from the pool of funds. Especially if you can show them that he is actually stealing. Fraud and stealing are criminal offences.

      • bobbified on 15/06/2021 - 12:39
        +8

        The word "manager" has the word "man" in it. 😋

        (stupid answer for your stupid question!).

        • havebeerbelywillsumo on 15/06/2021 - 13:04
          +1

          I'd say this is mis(s)manegememt though LOL…………..gave ya a plus, stoopid neg nazis…………tho did the exPres forget the "/s"??????

    • SlickMick on 16/06/2021 - 08:25

      I think this is bigger than OP realises, as the entire OC would need to be complicit. They're all stealing from themselves.

      Like living in a gang neighbourhood, OPs only options are to join them; continue to pay their tribute; or leave.

  • Drakesy on 15/06/2021 - 12:02
    +11

    letter drop all your strata asking if they're comfortable paying extra fees else show up to the strata agm.

  • jjjaar on 15/06/2021 - 12:16
    +3

    This apparently happened in my building a few years before I moved in. They lost about $20k of funds. I’m not sure if they followed it up, but they ended up moving elsewhere.

    But what you should do is provide evidence of all of these instances, itemised and dated, and show up at the AGM and bring it up. Get it put on the agenda, don’t wait for AOB as that happens last and they will likely vote to recontract the strata and approve the budget at the start.

  • PensionerXXL on 15/06/2021 - 12:36
    -3

    "mate mate mate, you dont know how much i cost am work ok? i do a big good job, its very expensive ok? you do not know the costs of such big good jobs"
    drink drives on the way home, hit & kills a local, flees country

  • thatonethere on 15/06/2021 - 13:01
    +5

    If you have a complaint about a strata manager you can lodge a complaint via Office of Fair Trading

    https://www.fairtrading.nsw.gov.au/housing-and-property/stra…

    See Complaint about Conduct

  • iNeed2Pee on 15/06/2021 - 13:05
    +17

    Your first option is exactly what you have done.

    Create an account on a deal website and seek advice from our experts. Welcome

    • AussieDaddy on 15/06/2021 - 15:05
      +3

      I am starting to think these posts by "new" accounts are made just for haha.

  • wallet72 on 15/06/2021 - 13:12
    +1

    if you have proof that the manager is stealing take it to the police, you don't need permission to report a crime.

    On the other hand, if it's just your opinion then there's nothing you can do except find proof.

  • JimmyF on 15/06/2021 - 13:16
    +1

    showing invoices for which work was never done

    Based on? So you have seen invoices for work you think hasn't been done? What sort of things are you talking about?

    some invoices for which work was done is very expensive as compared to market rate.

    This is pretty common for Strata jobs. The prices are jacked up as they are more 'painful' to deal with/work for etc.

    So I doubt they are skimming off the top. You can always call the company that has one of these high invoices and cross check if this is really what they charged?

    That said, sure the Strata Manager might be getting a kickback from them, but that is also pretty common and while pretty 'grey' its not direct theft like you claim if all the other quotes are around the same price.

    Complained to owners committee and they are okay with this stealing as no one know how to stop strata manager from stealing.

    Or they don't think your claims are valid?

    i will have to pay higher levies when i know funds are actually getting stolen and not being used for the building

    Well its not just you, its everyone who owns in the complex paying more.

    what are my options?

    Sell/move.

    • [Deactivated] on 15/06/2021 - 18:57
      +2

      What sort of things are you talking about?

      Had to refurbish the flux capacitor TWICE in one year!

      • JimmyF on 15/06/2021 - 18:59
        +1

        Only twice? Pfft mine gets done monthly! Haven't you read the service book!?

        • [Deactivated] on 15/06/2021 - 19:00
          +2

          Yeah, but the nuclear rods are good for 36,000 years and we're replacing them weekly!

  • Meho2026 on 15/06/2021 - 13:24
    +3

    Get on the executive committee, nominate yourself.

    • antojamo on 15/06/2021 - 13:30
      +2

      Agreed. If you're motivated to put a stop to this, get involved and do it. If you come up with options on how to save money, im sure the committee will support you.

  • southernstar43 on 15/06/2021 - 15:55

    Well i confronted manager and got owners on my side, to which he agreed to realistic budget initially but then walked out, saying not interested in renewing contract, as AGM was getting planned.

    We started looking for new strata manager.

    Best part is one of the owners, formed committee with few others and arranged AGM.

    Now AGM is paper based voting, with much higher budget.

    Owners are weak and do not know what to do (we are now in conflict, I am the only one saying stealing is happening)

    I lodged NSW Fair Trading complaint, How much time will that take?

    Basically strata manager wants higher budget with no transparency on cost.

    INVOICES ARE FAKE, I CAN PROVE THAT

    • Dumax on 15/06/2021 - 16:56
      +1

      If the invoices are fake wouldn't this be a matter for the police?

    • JimmyF on 15/06/2021 - 19:00

      INVOICES ARE FAKE, I CAN PROVE THAT

      How?

      • southernstar43 on 15/06/2021 - 19:06

        Because i am home for last 14 months due to covid and i know when cleaners come and grass is cut.

        Window is open in daytime 366 days a year

        • JimmyF on 15/06/2021 - 20:50
          -5

          So your 'proof' of 'fake' invoices is you are a sticky beak? and as such didn't see the cleaners or the mower person come? How do you know how often they are meant to come? Does the invoice say what date/time they attended? Are you keeping records?

          Also, is this really the strata manager 'stealing'? Did these companies issue these invoices? Did they get paid for them? If so, then its not the strata manager stealing as such, but these companies stealing from the strata by not providing the services being billed. Totally different issue to what you claim.

        • afoveht on 15/06/2021 - 21:31

          14 months ago started after Feb 29, 2020, so strictly speaking, only 365 days in that year.

        • WT on 16/06/2021 - 11:48
          +1

          with this info there are 2 possibilities, strata are dodgy, or garden maintenance are invoicing and not coming out to do the work

          Strata have a lot of ways to milk funds

          • southernstar43 on 16/06/2021 - 14:40

            @WT: both of are involved, unless strata manager is issuing fake issues without the knowledge of cleaners.

    • brad1-8tsi on 16/06/2021 - 16:13

      What you write makes no sense.

      but then walked out, saying not interested in renewing contract, as AGM was getting planned.

      So the Strata Manager said they aren't renewing?

      Best part is one of the owners, formed committee with few others and arranged AGM.

      What happened to the existing committee? There has to be an Owners Committee with a treasurer, president, secretary, etc.
      All non-planned (and some planned where there are significant price variations from previous) expenditure has to be approved by the committee with a 75% yes vote (we do it all the time at our block).

      When we think the quotes are too high we tell our strata manager. He's happy for us to get other quotes and proceed as needed. We even do minor repairs ourselves and send him the bill for materials.

      If the invoices are fake then I'd suggest you take it to the police. You better have some rock-solid proof.

  • JIMB0 on 15/06/2021 - 17:11

    What kind of work are we talking about?

  • FittyFitty on 15/06/2021 - 17:50

    You need a strategy to manage this tragedy; strategy, tragedy - say that real fast three times and walk away untouched.

    (Don't attempt if you are ESL or else you may continue to say stragedy…)

  • southernstar43 on 15/06/2021 - 19:01
    +1

    grass mowing, invoice dated 31 may with no other details

    When asked date of cut was 1 May

    Grass has not been cut for 8 weeks now

    Invoice is for 250, one cut cost about 100, so its is for more than 1 cut

    Looked at previous invoices - 2019 cuts were costed okay, all the invoices for cutting are doubled up for last year….

    Roof repaired, told unit 4, but is not willing to share complaint, approval etc

    In future i will keep diary of grass cut along with pictures.

  • southernstar43 on 15/06/2021 - 19:10
    +1

    In last 4 years, there is theft of more than 10K, that can be easily proved…..

    others is rebate from insurance that he is not declaring, its mentioned in agreement but not in AGM notice. so his management fee is very high but due to this HIDING it appears less.

    owners are weak and incompetent bunch.

  • peatease on 15/06/2021 - 20:50

    This happened to someone I knew before, there were some descrepancies in the finances. He was the entire committee, but then people joined and noticed the money going somewhere.

    They had to contact the other owners and essentially had a coup to kick the guy out and sue him.

    Fortunately there were some "rich" land lords who owned several apartments and they seemed to know what to do i.e. getting lawyers involved. I'm not sure on the exact details but I was at the body corp meeting a year later where the ousted manager tried to get back into the committee and take over again.

  • 82norm on 16/06/2021 - 07:53

    Keep pursuing the matter, keep records of activities, photos where possible as evidence. It’s your money and you need to protect it. I wouldn’t be surprised if the strata management company is in cahoots with the person doing the work and taking a cut.

    This needs to be reported if selling the property, it won’t look good if the unit block has been mismanaged due to fraud.

  • southernstar43 on 16/06/2021 - 09:18

    does reporting to SCA helps, they are not govt, they do not work for owners, they work for strata

  • singingwolf on 16/06/2021 - 10:17

    "some invoices for which work was done is very expensive as compared to market rate"

    This is normal. They get a kick back from the companies they use.

    Strata is a mess that should have been cleaned up 20 years ago.

  • bbinc on 16/06/2021 - 10:31

    Make it easy for the other owners. Offer them solutions for the future, not problems and challenges from the past.
    1. Do some research and find a better manager. Get references and a quote, and help in how to transition.
    2. Is there an owner/s who would take it on. If so, include that option.
    3. Put these options to the meeting, and canvas beforehand.

    With option 2 above, there are a number of online companies who assist with software, documentation, and online services to owners for quite reasonable fees.

    Our.strata block manager was duplicating gardening bills, added a broker fee to existing insurance by establishing their own brokerage. You can read about them in the Choice Consumer magazine as one of the year’s ‘dodgy’ awards.
    I did all the above, and put it to the neighbours - turned out one of them already manages a strata block where he is an owner - we got together and have saved thousands.
    It’s hard work to get it all together, but well worth it. Good luck!

  • southernstar43 on 16/06/2021 - 10:56

    thanks bbinc for real solution focussed approach, can i get names of strata companies, need help with replacement.

    I think this is what owners are struggling with, we donot have replacement

    • brad1-8tsi on 16/06/2021 - 16:15

      Sky Living Strata.

  • southernstar43 on 13/07/2021 - 16:41

    Sky Living Strata is most expensive I have come across so far

  • yjun355 on 21/07/2021 - 01:47

    You can request emails or contact details of all owners. There is strata law which obligates strata manager to send all their details on request. Then you can contact all owners.
    They will probably ask same question as this thread to understand why OC isn't taking any action and also whether they agree.

  • southernstar43 on 26/07/2021 - 15:32

    OC has taken this personally, given their background they are not professional.

    Stupid people do not realize they are also paying higher levies (and adversely impacting price of their property).

    Strata Manager is adding fuel to fire, enjoying and making his money while stupids fight.

    I have requested for mediation with NSW Fair Trading, hope that works else I will go to NCAT

    (neighbors from hell)

  • southernstar43 on 28/07/2021 - 08:25

    what next please, i need to talk to Unit owners (these are investment properties), how do i get their contact details

    Reply from recalcitrant strata manager:

    You can obtain a copy of the strata roll via strata inspection which will cost $34.10.

    We don’t maintain numbers or emails on the strata roll for the purposes of adhering to the Privacy Act 1988 (Cth) and the National Privacy Principles. The strata roll will contain Names/addresses and settlement dates where applicable where we maintain and update when required.

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