If you’re currently a member of an owner’s corporation, and you believe it’s time to change the owners corporation managers, you might be wondering where to start. Whether your current manager is not delivering on your expectations, or you’ve found someone who you believe will be a better fit, it’s critical to understand the process of changing an owner’s corporation manager in Victoria. In this guide, we’ll walk you through the process and offer some important tips for making the transition as smooth and painless as possible.

Step 1: Call a General Meeting

The first step in changing your owner’s corporation (formerly called body corporate) manager is to call a general meeting of the owners. Be sure to give proper notice of the meeting, and ensure the agenda includes the proposed change to your OC manager. The meeting should adhere to the rules laid out in the Owners Corporations Act 2006. The meeting should be called by the chair or secretary of the OC, or  by an owner nominated by lot owners whose lot entitlements total at least 25% of all lot entitlements for your property.

Step 2: Prepare the Resolution

To change your OC manager, you must propose a resolution at the meeting. More specifically, the resolution needs to include the details of the proposed change, such as the name of the new manager and how soon owners would like the change to occur.  A rationale for why the owners support the change is also often included.

Step 3: Take a Vote

Once you’ve proposed the resolution, the owners must be given the opportunity to vote on it. To pass, the resolution must be supported by at least 50% of the owners, plus one. If the resolution achieves this threshold, the committee will be authorised to appoint the new OC manager.

Step 4: Appoint the New OC Manager

Once the resolution has been passed, the committee can appoint the new manager. This is typically done by signing a management agreement that sets out the terms and conditions of the appointment. The agreement should be in writing and should be kept on file by the owner’s corporation.

Step 5: Notify the Relevant Parties

Once you’ve appointed the new OC manager, you must notify the relevant parties, such as the previous manager, the owners, and the relevant authorities. This ensures that everyone is aware of the change and that the new manager has all the necessary information and resources to carry out their duties.

Tips for A Smooth Transition

  1. Clear Communication: Throughout the process of changing your OC manager, it’s important to communicate clearly and effectively with all relevant parties: the current manager, the owners, and the new OC manager. Keeping parties  informed and updated helps to ensure the transition is as smooth (and as painless) as possible.
  2. Consider your Impact: When changing the owner’s corporation manager, it’s crucial  to consider the potential impact on the community. If the current manager is well-liked and respected, the change may be difficult for some owners to accept. By considering this and communicating openly and honestly with all owners, you can help to minimise any concerns.
  3. Seek Expert Help: If you’re not confident in your ability to navigate the process of changing your OC manager, consider seeking professional assistance. Strata management professionals can help you to understand the key legal requirements and ensure that the process is carried out in a fair and transparent way.

Ultimately, changing an owner’s corporation manager in Victoria is a process that requires careful consideration and effective communication. By following the process outlined in this guide and taking the time to understand the legal requirements, you can maximise the chances of a smooth and efficient transition.

When should you change your Owner’s Corporation Manager?

How do you know when it’s time to change your owners corporation (OC) manager? 

If you’re a property owner in Victoria, it’s important to have a clear understanding of when it’s appropriate to change your OC manager. The owners corporation manager is the individual or company responsible for managing the common property and assets of a strata scheme, ensuring that everything runs smoothly and legally. But if the management process is not running as smoothly (or legally) as you’d expect, it may be time for a change. 

Here are some key reasons why you may consider changing your owners corporation manager:

  1. Lack of Communication

Clear communication is essential for effective OC management. If you’re not receiving updates on what’s happening with your building, or if you’re not receiving responses to your questions in a timely way, it’s a sign that your current OC manager may not be meeting your expectations.

  1. Poor Performance

Your owners corporation manager should be knowledgeable, professional, and efficient. If they’re making mistakes, or not delivering on their promises, it’s time to consider a change. This could include issues such as not handling maintenance and repair requests properly, or failing to keep accurate financial records.

  1. Hidden Fees and Extra Costs

Be wary of owners corporation managers who charge hidden fees or extra costs for their services. A good manager will be transparent about their fees and will work with you to keep costs under control. If your current manager is frequently adding unexpected costs to your bill, it may be time to find someone more reliable.

  1. Arguing with Other Owners

The owners corporation manager is the liaison between you and your fellow owners, so it’s important that they are able to relate well to everyone. If your current manager is constantly arguing with other owners or if they’re not able to resolve disputes in a fairly and equitably, it could be time to change.

  1. Inadequate Knowledge of Strata Law

The OC manager is responsible for ensuring that your strata scheme complies with the law. If your current management team doesn’t have a good understanding of strata law, they may not be able to provide the guidance and support you need to make informed decisions. If so, find a manager who is knowledgeable and up-to-date on the latest strata legislation.

Making the decision to change your owners corporation manager is not one that should be taken lightly, but it can be the right move for the good of your strata scheme. If you’re experiencing any of the above issues with your current manager, it’s time to start considering your options and finding a new manager who can provide the level of service and support you need.

When choosing a new manager, look for someone who is experienced, knowledgeable, and professional. You should also look for someone who is a good communicator and who is able to work effectively with both you and your fellow owners.

Ultimately, while changing your owners corporation manager can be a difficult decision, it can also be the best move for the good of your strata scheme. If you’re experiencing issues with your current manager, such as poor performance, lack of communication, hidden fees, difficulty getting along with other owners, or inadequate knowledge of strata law, it’s time to consider a change. Just remember to do your research and choose a new manager who has the right mix of experience, knowledge, and professionalism to help you get the most out of your strata scheme.

What to know when changing your strata manager, body corporate or owners corporation manager in Victoria

Thinking about changing your strata manager, body corporate, or owners corporation manager? It’s an important decision. When done properly,  it can also be the best move for the good of your strata scheme. But, whether you’re experiencing issues with your current manager or simply looking for better service, it’s important to know what to consider before making a change.

Here are some key points to keep in mind when changing your strata manager, body corporate, or owners corporation:

  1. Know the Law

It’s important to understand the laws and regulations governing strata schemes in Victoria. This includes the Strata Schemes Management Act 1996, the Owners Corporations Act 2006, and the Body Corporate and Community Management Act 1997. Knowing the laws and regulations will help you make informed decisions about your strata scheme and ensure that your new manager is able to provide the guidance and support you need.

  1. Research Your OC Options

There are many strata managers, body corporates, and owners corporations to choose from in Victoria, so it’s important to do your research. Look for a company or individual with a good reputation, a proven track record of success, and a focus on delivering excellent customer service. Consider your specific needs and priorities when making your decision.

  1. Assess the Cost

It’s important to consider the cost of changing your strata manager, body corporate, or owners corporation before making a decision, especially given costs can vary among OC managers. Be sure to ask about any hidden fees or extra costs in the process, and ensure  you understand what you’re paying for and what services are included in the overall cost.

  1. Review the Contract

Before signing a contract with your new strata manager, body corporate, or owners corporation, make sure you understand the terms and conditions. This includes the length of the contract, any penalties for breaking the contract, and what happens if the manager is unable to continue providing services. Make sure you’re comfortable with the terms of the contract before signing.

  1. Plan for the Transition

Changing your strata manager, body corporate, or owners corporation can be a complex process, so it’s important to prepare for the transition. This may include transferring financial records, changing contact information, and updating contracts. Your new manager should be able to help guide you through the transition process and ensure that everything goes smoothly.

Changing your strata manager, body corporate, or owners corporation in Victoria is an important decision that shouldn’t be taken lightly. But, if you’re experiencing issues with your current manager or simply looking for better service, it can be a worthwhile move.

Just be sure to know the law, research your options, assess the cost, review the contract, and plan for the transition before making a change. If you  keep these key considerations in mind, you can make an informed decision and ensure that your strata scheme is managed effectively and efficiently.

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