HICCUPS AND COMMON ERRORS IN STRATA TITLE

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HICCUPS AND COMMON ERRORS IN STRATA TITLE

• PREPARED BY
• GORDON WREN
• FOR ISNSW TWILIGHT SEMINAR
• MAY 2002

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Where are my comments coming from?

• These comments are not from theoretical musings
• All instances taken from my experience as
  Accredited Certifier-Strata
• Since Dec 2000, looked at over 80 strata plans,
  producing over 1800 lots

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Comments relate to Strata Plans, but do not
include

• Sec 88B instruments
• Schedule of By-Laws
• Strata Development Contracts
• Strata Management Statements

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Some areas where hiccups have occurred

• Changes to structure by builder after draft
  strata plans prepared
• Interpretation of DA plans
• Development Consent conditions
• Plan preparation

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Changes to the structure by the builder

• Changes from the DA plans used for
  pre-construction draft Strata Plans
• Walls
• Balconies
• Carspaces

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Walls

• Internal walls between lots have been amended
• Exhaust ducts moved or deleted
• External walls changed
• Sec 96 Modifications
• Structures (eg courtyard walls) not constructed,
  but shown on plan

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Balconies

• Ground floor balcony amended by builder where
  roof of carpark basement steps out
• Shape of balcony changed

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Carspaces

• Spaces swapped around
• Visitor Spaces shown on plan

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2) Interpretation of DA plans

• Plans prepared by surveyor from DA plans, error
  occurred in interpreting DA plan, generally where
  no Draft Strata Plans in Council Approval (ie
  Architects plans)
• Errors not picked up by Councils Strata Dev
  Approval
• No Strata Consent
• Complying Development Certificate
• Error not picked up when final inspection was
  made

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3) Development Consent Conditions

• Most common is missing restrictions and/or
  positive covenants for on-site stormwater
  detention (OSD) systems
• Consolidation of titles
• Road dedication splay corner
• Also items that affect the client
• DA but no Strata DA
• Survey reports required during construction

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No Strata DA

• At my inspection, building was ready but no DA
  for Strata
• 5 weeks to get DA from Council
• Needed new Sec 73 Certificate, only 1 week delay
• All up, delayed client by 6 weeks

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SC057 consent 73
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4) Plan preparation

• Incorrect Plan Form 1 (Strata Certificate doesnt
  show accredited certifier)
• Missing or incorrect information

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Possible Remedies

• Always insist on a copy of the Development
  Consent
• Prior to final inspection, ask the builder/client
  whether any Sec 96 modifications were made
• When you make your final inspections, ensure the
  structures shown on your Strata Plan have been
  constructed

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THANK YOU FOR YOUR ATTENTION

• Web Page www.grinsell.com.au
• E-mail g.wren_at_bigpond.com