owners corporation

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If you’ve never owned a property in an Owners Corporation* before, and aren’t sure what to expect financially, here are <a href="/guides">some questions</a> I tell clients to ask themselves to help them determine what <a href="/guides/how-to-make-strata-fees-work-in-your-favour">fees they could be expected to pay</a>.

*formerly known as a Body Corporate

<h2>1. Does the complex have a lift, gymnasium or swimming pool?  </h2>

If so, costs to maintain these types of facilities can be significant. And, if you own a property in a complex with one of these, it is likely your Owners Corporation Fees will be higher than those in a complex without.

[smartcode_project:default project_id=3730]

<h2>2. How many lots (apartments, units) does the complex have?  </h2>

Usually, the higher the number of lots, the lower the fees. Why is this? Because there are more people to share costs with. And even though the operating costs of larger complexes can be more significant, because there is a lot more common property to maintain – and often, in larger complexes, there are facilities like lifts, gymnasiums, and swimming pools – the operating expense is spread out across the number of lots, so an individual’s contribution tends to be less overall.  

[smartcode_project:default project_id=4807]

<h2>3. What percentage or unit of liability is your lot on the Plan of Subdivision?  </h2>

If there are varying percentages or units of liability, the higher the percentage or unit of liability, the more you will pay in Owners Corporation Fees. Unsure what your lot’s percentage or unit of liability is? Check the Plan of Subdivision for your Owners Corporation, which contains this information.  

The percentage or unit of liability per lot is determined by the surveyor early on, most often before building construction commences. Quite often, the percentage or unit of liability will be equal (which then generally results in everyone paying the same or equal amount of Owners Corporation Fees).  

However, this is not always the case. There are factors that determine whether a particular lot may attract a higher percentage of liability, and more often than not, the size of the lot is the main contributing factor. If you’re planning to purchase a three-bedroom penthouse apartment, as opposed to a one-bedroom first-floor apartment, and the percentages or units are varying, it is likely your share of the Owners Corporation Fees will be higher than those of the one-bedroom first-floor apartment.  

[smartcode_project:default project_id=22584]

<h2>4. Is there more than one Owners Corporation/Subdivision, and is your lot part of more than one Owners Corporation/Subdivision?  </h2>

Some complexes have multiple Owners Corporations/Subdivisions. Again, this is something that is generally determined by the surveyor before building construction commences. But this does mean that there are multiple areas of common property to maintain, which can result in you having to contribute towards the operating expenses of more than one Owners Corporation. For example, your property might be on the upper floor of a complex and accessed via a lift which is in the common property for Owners Corporation/Subdivision 2. The properties on the ground floor, which aren’t accessed via the elevator, may not be part of Owners Corporation/Subdivision 2, therefore they are not required to contribute to the operating expenses of this Owners Corporation.

<h2>5. How much is my Owners Corporation’s insurance?  </h2>

As well as covering the cost of regular maintenance, repairs, common utilities, essential services, management, and other expenses, Owners Corporation Fees also include the <a href="/guides/contents-vs-strata-insurance-a-guide-to-understanding-the-cover-for-your-brand-new-apartment">cost of insurance</a>. This can often be the most significant expense for an Owners Corporation (although, when divided up and compared, an individual’s contribution towards the insurance in an Owners Corporation, is often less significant than the cost of home and contents insurance for a stand-alone property).  

[smartcode_project:default project_id=29947]

Owners Corporations are obliged under Section 54 of the Owners Corporations Act 2006 to <a href="https://www.lookupstrata.com.au/owners-corporation-insurance-requirements-victoria/">have insurance</a> for the buildings and common property, including public liability. And the quality and style of the complex can impact on how significant the insurance costs are.  

Although the above is not an exclusive list of factors that will determine how much an individual can expect to pay for Owners Corporation Fees, and the overall operating expenses of an Owners Corporation can vary significantly, generally these factors can assist an individual in understanding why the Owners Corporation Fees in one complex, might differ from those in another.  

Where to next? If you’re considering purchasing a property in an Owners Corporation, refer to the <a href="https://lplc.com.au/ufaqs/what-owners-corporation-information-must-be-included-in-a-section-32-statement/">Section 32</a> for specific information on the property, including what the current Owners Corporation Fees are, or seek advice from your solicitor or conveyancer.

If you already own a property in an Owners Corporation and aren’t sure why your Owners Corporation Fees are at the level they’re at, contact your manager or chairperson and request further advice or a copy of the Owners Corporation’s Budget. After all, it’s important for all individuals to clearly understand and be aware of what the operating expenses of their Owners Corporations are.    
 
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How much can I expect to pay for owners corporation fees?

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Did you know that you could learn to love paying strata fees?

Many property seekers will discover their dream home, in the perfect location, within their budget, only to find that the annual maintenance fees will set them back an additional $6,000 (<a href="https://www.lookupstrata.com.au/find-units-low-body-corporate-fees/">$115 per week</a>). That doesn’t have to be the case, and there’s even a trick to making these fees work for you. 

Think of your strata fees as a way of reducing home maintenance, scoring better discounts and a subsidised subscription to your favourite lifestyle facilities.

<h2>What strata fees cover</h2>

<ul>
<li>Building maintenance (both structurally and aesthetically; and in common areas)</li>
	<li>Amenity servicing (pools, tennis courts, gyms etc.)</li>
	<li>Building insurance</li>
	<li>On-site security, caretaker and/or cleaner</li>
	<li>Any shared utilities</li>
	<li>The ‘sinking fund’</li>
	<li>Management and administration</li>
</ul>
<h2>Administrative &amp; Sinking Funds explained</h2>

Administrative Fund

An administrative fund covers the day-to-day outgoing costs associated with running a building. This includes majority of the expenses listed above.

Sinking Fund (sometimes known as the capital works fund)

The sinking fund is a body of cash which is accumulated should an unexpected issue arise. This fund acts as a buffer to provide residents with financial security, to avoid any surprise lump-sum invoices.

<h2>What is the Owners Corporation?</h2>

Formally known as the 'body corporate', an owners corporation is a collective of homeowners within a residential development who make the financial and maintenance decisions for the building's common property. 

<h2>A simple guide to effectively make these fees work in your favour:</h2>

1. Bulk buy water and energy to reduce your utility bills

Many new apartments offer residents the option of bulk buying utility services such as electricity and water. This means that an upfront payment will be made at the beginning of the year at a fixed rate, meaning that if there are any cost spikes, residents who have pre-purchased will not be affected. Buying in bulk can also mean discounts can be negotiated with the provider since the client (owners corporation) is such a high-value customer.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/imani-vdq-e3rtaoe-unsplash.jpg" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="387" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/styles/article_full_width_580px/public/pictures/article-images/imani-vdq-e3rtaoe-unsplash.jpg?itok=-yOqoJ6m" width="580"></a></figure>2. Shop around for a competitive insurance rate

As with bulk buying, since there are many home insurance companies in the marketplace, the corporation is able to actively seek the best rate on the market. By joining the owner’s corporation, you are able to advocate for this to be done on a yearly basis. For buyers joining an older apartment development, the first thing you should do is check the insurance premiums and see if you can get a competitive quote elsewhere. 

3. Find an apartment which has the amenities you feel happy to pay for

A lot of buyers are under the impression that amenities are “free perks” which come with an apartment. Each amenity provided within your apartment building comes at a premium. Once you change your perception of the cost of amenities and find an apartment which offers your favourite amenities and none of the ones you’ll never use, you’re more likely to feel confident that your payments are going towards the things that make you happy. 

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/nh_landmark_ame_cgi05_golf_r6.jpg" rel="gallery-all" title="The Landmark's golf simulator. Credit: A+ Design Group"><img alt="" class="image-article-full-width-580px" height="322" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/nh_landmark_ame_cgi05_golf_r6.jpg?itok=XtbUGuj6" title="The Landmark's golf simulator. Credit: A+ Design Group" width="580"></a>

<figcaption>The Landmark's golf simulator. Credit: A+ Design Group</figcaption></figure>4. Give up your gym membership and use your apartment facilities

The cost of gym memberships, movie tickets and spa experiences certainly add up, so by having these amenities included within your apartment building can save you transport time and cost, as well as often significantly reducing your outgoing payments*.

*Depending on your body corporate rates.

5. Speak up at the owner’s corporation meetings

Owners corporations can have a lot of flexibility to get creative when it comes to the financial and social aspects of an apartment building, so long as all residents are in agreeance. You could pitch some cost-saving suggestions which will actively reduce your body corporate bill such as:

<ul>
<li>Sharing a cleaning, gardener and security services with nearby buildings</li>
	<li>Use energy saver bulbs in communal areas</li>
	<li>Swap for sensor lights in hallways</li>
</ul>
<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/haley-phelps-twoahjasoo4-unsplash.jpg" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="387" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/styles/article_full_width_580px/public/pictures/article-images/haley-phelps-twoahjasoo4-unsplash.jpg?itok=_KXJXekT" width="580"></a></figure>6. Share your repair bills

Any house will require regular maintenance as well as repairs that could set you back thousands of dollars. Investing in a communal ‘sinking fund’ will help to prepare you for funding unexpected remedial work that needs to be done on the building.

7. Prepare yourself for fee inflation

Luxury amenities come at a price, and over the years your body corporate fees are likely to increase with inflation. Double, or even triple your body corporate fees, and if you feel confident that you can cover that rate, then you’ll be well prepared for any increases in future. It's important to note that if you're buying into an older building, sufficient maintenance might not have been completed – which could result in a spike in your annual fees. Similarly, some new apartments will entice buyers with low body corporate rates, only to realise that they need to up the annual levy for long term maintenance sustainability. If you're prepared for this, however, you can enjoy the rates at their lowest, and be comfortable spending a bit more if they increase. 

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/helloquence-5fnmwej4taa-unsplash.jpg" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="387" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/styles/article_full_width_580px/public/pictures/article-images/helloquence-5fnmwej4taa-unsplash.jpg?itok=SbkzDajL" width="580"></a></figure>Lead image: Ruby apartments in Gungahlin. Credit: Stewart Architects.
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