Why Change Owners Corporations Managers?
We understand that changing Owners Corporation Managers can be a hassle. Although many owners may be dissatisfied with their current management situation, they may not know what action to take or who to turn to for assistance. Using our expertise and knowledge in this particular field, our dedicated business development team aim to provide members with clear and simple guidelines to achieve a successful change in manager.
Many Owners Corporations may be paying exorbitant fees in exchange for a subpar service without realising that there are more efficient and cost effective management alternatives available to them. Many owners may not have had any prior dealings with Owners Corporation Management and without this prior experience, owners who are new to being a part of an Owners Corporation may often find themselves resigned to the fact that their unpleasant experiences with their current Owners Corporation Manager is all just part and parcel of being an member of an Owners Corporation.
Though we are the first to acknowledge that being a member of an Owners Corporation may sometimes feel like an onerous undertaking, it does not always have to be a painful and expensive exercise.
If you’re not sure whether the service you are currently receiving and the prices you are paying are fair and reasonable, then perhaps there could be a better, more cost effective service out there. We have the utmost confidence in our ability to improve your management situation but don’t just take our word for it, click here to see testimonials from our satisfied clients.
How Do I Change Manager?
An Owners Corporation has three methods in which they may resolve to terminate their manager:
- Annual General Meeting
- Special General Meeting
- Postal Ballot
Once you have determined the most appropriate forum to hold the vote to terminate your manager there are several factors you will need to be aware of before making your decision.
- Owners Corporation Contracts often roll over if notice of termination is not provided at least a month before the expiry date of the agreement. However, it should be noted that there are proposed legislative changes which would see an end to managers including roll-over clauses in their contracts. This is expected to take effect in April 2015 and from this time onwards, all OC agreements will need to be reviewed at the expiration of the agreement. Owners Corporations will be able to choose a management agreement term of 1-3 years in length.
- The resolution to terminate your manager is a general resolution (majority vote). You do not require 50% of all owners to vote in favour of the decision, you require 50% of members present by person or proxy to vote in favour of the decision.
- All members must be notified of the general meeting or ballot to be conducted. You will require a list of all owners and their postal addresses to be supplied by your current manager.
If you would like to know more about the process involved in appointing and termination of an Owners Corporation Manager, please contact us to find out more about what you can do in order to achieve a positive outcome and what we can do to assist in this process.
Why Choose Ross-Hunt & ‘The Ross-Hunt Difference’
At Ross-Hunt, we not only strive to provide our cliental with a worry free management experience but we go one further and aim to do so, while providing an above board financial system, where we do not charge our members unnecessary and ambiguous extra fees.
What sets us apart from the pack? The details outlined below are services which we offer all Owners Corporations, at no extra charge and are the services which believe are The Ross-Hunt Difference:
inside or outside of office hours, Monday-Thursday, on site or at our offices – all at no extra cost*
Under our management, our members enjoy a continuity of service from a dedicated portfolio manager and are not bounced around from staff member to staff member.
Ross-Hunt has been managing Owners Corporations since being established in 1973. Today we manage in excess of over 1150 Owners Corporations which are located across Metropolitan Melbourne and parts of rural Victoria.
We don’t ask our property managers to be Administrative and Accounts staff as well as property managers. Instead, it is of the utmost importance to us that our managers are able to focus on what our owners pay them to do…Manage property. To ensure that our expert team of members is not over worked across a large variety of tasks, we employ the services of 8 dedicated accounts and admin staff who handle the payment of invoices, auditing of financials, preparation of financial statements, updates of owners details, issuing of contributions and correspondence, management of utilities invoices and various other tasks throughout the office.
We provide an online service to all of our owners, where members are able to view various pieces of financial information in relation to their particular Owners Corporation. The advances in the technology that we are using to provide this online portal are forever improving and the information that members are able to access through our online portal will only continue to grow.
we will arrange quotations and works for any maintenance issues at the property using one of our qualified tradespeople. Also please note that although we have in excess of 100 preferred and trusted contractors, our OC’s are not confined to using only our preferred contractors and are welcome to engage a contractor (who is appropriately insured and qualified) of their choosing.
For after hour property emergencies, we have qualified professionals on call, ready to attend to unexpected issues that may arise at your property at any hour of the night (there is a call out fee charged when an issue is attended to but this is charged by our emergency contractor, not Ross-Hunt). /p>
We use BJS Insurance Brokers to handle all claims and policy queries that owners may have. If the OC request multiple quotations, this can be organised by BJS free of charge.
Under our management there are no extra fees for any of our routine services – you will NOT be charged extra fees for any of the following services:
- ABN registration
- Archiving/storage charges
- Postal ballot charges
- Accounting charges (unless OC is registered for GST and require BAS Preparation services)
- Organising repairs and maintenance charges
- Handling insurance claims& repairs
- Obtaining insurance quotations
- Contractor compliance charges
- Travel charges for attending meetings and attending the property
- Charges for holding Annual General Meetings
- Charges for establishing an Owners Corporation
- Charges for auditing financials (unless external audit is required)
- Correspondence (phone, email and post) charges
- Charges for meetings that exceed an hour in duration
- Website or Internet maintenance fees
- Charges for change of address or personal details
- Providing Owners Corporation financial information
ALL OF THE ABOVE SERVICES ARE INCLUDED WITHIN OUR STANDARD MANAGEMENT & DISBURSEMENT FEES
The most likely circumstance in which we will issue extra charges to an Owners Corporation is if we have had to attend VCAT on behalf of an Owners Corporation or if we have to hold a meeting in addition to the AGM. The charges for attending such these services are: $175 per hour during business hours and $275 per hour outside of business. Whilst our agreement includes most of our normal service, issues such as building defects, cannot reasonably be included in our normal service fee due to the extensive amount of preparation and specialist expertise involved.
Looking to change to a new Owners Corporation Manager?
Request a Proposal from Ross-Hunt by completing the form below
Changing Owners Corporation Managers can be daunting and time sensitive. After extensive research, Ross-Hunt proved to be a standout. Every detail was handled professionally and the transition was a complete success. Most importantly, a year later the reality has lived up to the promise. The overall benefits are:
1. Simpler and more transparent schedule of charges
2. Excellent service from our appointed manager
3. Reliable tradespeople for repairs and maintenance
4. Prompt after-hours service
The result …..a very happy customer.
Sandra - Surrey Hills
In the middle of 2013, our Owners Corporation wished to change Owners Corporation Management Company after years of in dis-satisfaction. We were unsure of the process to terminate our contract at the time and appoint a new manager. Under pressure from our manager at the time, we were also fearful in changing Management Company. Over a period of more than 12 months, Ross Hunt Real Estate took us by the hand in helping us terminate our manager’s contract and transfer to their management. They provided us with a clear guidance on the process, responded promptly to all our enquiries and attend our owner’s corporation special meeting to present their services to our owners. I am confident in saying that we would not have been able to change owners corporation manager without the assistance of Ross Hunt Real Estate.
Celine - Malvern
Simon and the Ross-Hunt Owners Corporation Department made the process of changing manager a very simple and stress-free undertaking. Our Owners Corporation had previously been self-managed and Ross-Hunt was able to establish our Owners Corporation under their management with limited archival information in a prompt and efficient manner, with no extra costs charged for the transfer and establishment of management. I would be very comfortable in recommending Ross-Hunt Owners Corporations Management to anyone in need of a quality manager.
Ben - Surrey Hills