05/08/2024 | News release | Distributed by Public on 05/08/2024 01:27
Bodies corporate and their managers will soon have greater compliance requirements under the Unit Titles Act 2010 ('the Act'), once further changes come into effect under The Unit Titles (Strengthening Body Corporate Governance and Other Matters Amendment Act 2022 ('the Amendment Act'). Our previous article 'Big changes for bodies corporate and their managers' discussed significant changes that came into effect in 2022 and 2023. The third and final wave of amendments is set to take effect on 9 May 2024.
The Unit Titles Amendment Regulations 2024 came into force 6 May 2024 and will amend the Unit Titles Regulations 2011. These regulations will help to give effect to the changes under the Amendment Act.
In this article, we cover the following impacts of the 2024 amendments:
New regulations introduced by the Amendment Act set out specific terms that must be included in agreements when engaging with a body corporate manager.
Agreements setting out terms of engagement must include the following terms:
The Amendment Act introduces the ability for eligible voters to cast votes electronically at body corporate meetings. Votes can be cast electronically before or during a meeting, and must be cast in accordance with the regulations. Bodies corporate must inform unit title owners about:
To ensure that electronic voting and remote attendance is secure, bodies corporate must have reasonable methods of verifying the ID's of owners voting electronically. They also must take reasonable steps to ensure the electronic facilities are sufficient and that remote attendees can participate with both audio and visual inputs. Voters will be given access to electronic voting forms before at least the minimum required time for a notice for that type of general meeting.
A long-term maintenance plan must now summarise the current state of the common property and state the sources of funding for the plan. Previously, bodies corporate were required to state the amount determined to maintain the long term maintenance fund each year. They must now apply it each year, less any amount that has been applied to maintain any item in that year.
The Amendment Act allows bodies corporate to determine the level of funding to be held in the long-term maintenance fund. If a body corporate has decided not to establish a fund, they must review the decision annually and may establish a fund by special resolution (a 75% vote).
Special provisions for 'large unit title developments' (consisting of 10 or more units) now include additional requirements regarding long-term maintenance plans. Large developments must:
As regulator, MBIE will have a range of new enforcement measures to ensure compliance by bodies corporate and their managers under the Act. These will include the right to request relevant documents from bodies corporate, issue improvement notices, use powers of entry to inspect unit title properties and apply to the Tenancy Tribunal to enforce a pecuniary penalty for breaching duties.
MBIE will be able to request documents it reasonably requires to carry out any of its functions under the Act. Certain documents will now need to be retained by bodies corporate and body corporate managers for at least 3 years in case requested (in writing) by MBIE.
A list of these documents can be found here.
The Amendment Act introduces improvement notices as tools that MBIE can issue to a person for a breach or likely breach of the Act or the Regulations. MBIE can require the person to remedy the breach or put a stop to actions likely to cause a breach.
A person who has been issued with an improvement notice will be able to challenge the notice in the Tenancy Tribunal within 28 days.
MBIE will also have powers of entry to inspect a unit title development.
The Tenancy Tribunal may, on application of MBIE, order a pecuniary penalty for the following breaches: