Stratarama Stadium will be the new name of Glenelg Oval and home of the Glenelg Football Club Tigers in a landmark 10-year deal worth more than $500,000.
Stratarama is an award-winning strata management company, headed up by CEO Tony Johnson, who has been in the strata management business for more than two decades.
Glenelg Football Club CEO Justin Scripps said “Glenelg Oval is one of the best boutique and iconic suburban venues in South Australia. We’re proud to have supported our previous naming rights partners, Gliderol and ACH Group, in growing their brands and look forward to partnering with Stratarama, an award winning, South Australian strata management company.’
Stratarama has won the Annual SA/NT Strata Community Association Awards for Excellence in 2021 & 2022 (Strata Community Management Small Business). They are the home of SA’s most Awarded Strata Manager, proudly SA owned and operated, based in Glenelg and manage the following key services:
Mixed use: Commercial and Residential mixed complexes.
Stratarama’s team is driven by providing exceptional communication & customer service. Their aim is always to help clients to “forget the Strata drama.”
Stratarama CEO Tony Johnson and Director Mike Dobbin stated that “we are excited to commence a long-term partnership with the Glenelg Football Club. Stratarama saw this opportunity as exceptionally good value, not only to build our brand awareness, but to be part of the community for a long period of time.”
This is a long-term partnership which is very exciting for the Club, Stratarama and the community.
The first game at Stratarama Stadium will be In Round 2 on Good Friday (April 7) against arch-enemy Port Adelaide.
Adelaide Zoo hosted the Annual SCA (Strata Community Association) Awards for Excellence on the 18th of November 2022.
Stratarama took home the award for STRATA COMMUNITY MANAGEMENT SMALL BUSINESS.
This is the second time consecutively that Stratarama has received this award after taking home the Small Strata Management Business of the Year award at the 2021 SCA SA & NT Awards for Excellence.
Our Team would like to acknowledge & thank all our Clients for their support this year.
The Stratarama Accounts Manager; Clyde Mendonca was also recognised as a Finalist in the category of BEST SUPPORT TEAM PERSON.
This is a marvellous achievement and recognition of the work undertaken by Clyde in assisting our Clients and Contractors with all their accounts, levy, payments and banking needs (and so much more!). Clyde is such a highly valued Member of our team and we couldn’t be more pleased for him.
CEO & Body Corporate Manager; Tony Johnson was awarded SA’s Best SENIOR STRATA COMMUNITY MANAGER for 2022. Tony was previously awarded Best Strata Community Manager in SA three years running in 2016, 2017 and 2018. Since elevating to the head of Stratarama, he no longer fits the criteria to be nominated in that category for these awards.
Tony was last year (2021) a finalist in this same Senior Strata Community Manager category, and took the next step to win this award in 2022.
This Senior award recognises not only his standing as one of SA’s best (and the most awarded) Managers but also for the support, guidance and ongoing training provided to the entire Stratarama team. The Team love Tony, his energy, desire to grow and educate; it is infectious!
As if this wasn’t enough, Tony was also a Finalist in the Essay Award category. Tonys Strata focussed essay in 2022 based around Developers and Community Manager relationships was a Finalist. We will later post this on our site. Just an FYI, Tony also submitted a Finalist Essay in 2021 and was the winner in this category in 2018 & 2020 for his Industry driven and informative pieces, available on our website.
Again We thank and acknowledge all of our Clients, referees and nominators who each year find reason to recommend Stratarama and our Team members ! THANK YOU !
If you have any questions about strata management in Adelaide contact us at:
This article and the information provided represents general advice and does not take into account any specific financial situations, objectives or needs of an individual or Body Corporate/ Strata Corporation. Before you make any decision about whether to acquire a certain product, you should read the relevant product disclosure statement, policy wording and/or consult your Insurer.
The word agenda derives from the Latin word, agendum which means “something to be done”.
Sometimes when we think of an agenda, we instinctively think negatively “they must have an agenda”. Everyone has their own internal agendas, but whether negative, positive or just a to do list, when we get together at a meeting, if we don’t have a shared agenda, then things simply won’t get done.
Every meeting has an agenda.
In a body corporate management sense, a proper agenda, breaking down the legislatively required topics to be discussed, considered and voted on, along with any other items to be tabled by the Members is vital.
If you are not familiar with Strata Management or Community title management here in South Australia, or haven’t been a part of any other formal meeting, then proper construction of your agenda and the details there-in may seem confusing or to some even pedantic, however adhering to proper process and detail is the only way that the business of the meeting can be transacted.
The Strata Titles Act 1988 and the Community Titles Act 1996 both require the Strata Corporation or Community Corporation to hold at least one Annual General Meeting (AGM) and allow for other meetings to be called and held as required such as Extraordinary General Meetings (EGM) and even Committee meetings. These same South Australian Acts further outline set items that must be discussed, important things such as financial reporting, appointments of Officer Bearers and Committees, and the striking of contributions to fund the groups outgoing costs.
As a member of the Corporation a meeting is your opportunity to present business and seek a vote on matters important to you and the group. However, if your business is not properly documents on the agenda then not only might it not be voted on, but it might not be discussed at all. Items you might want to raise at a meeting could include:
request for a pet
request for an addition or attachment to your private subsidiary (shed, pergola, enclosure, fence)
an improvement such as a changed style of fence, rendering, or other change to the complex from what is currently in place
consideration for certain maintenance to be prioritised and/or funds raised for the same, maybe you believe it is time to paint, or add annual gutter cleaning or pipe servicing to the budget
In every instance, the other Members of the group need to be given the opportunity to consider the matters that you raise prior to the meeting in order to give it proper consideration. If a unit Owner/Members appoints a proxy for this meeting, and they weren’t aware that you wanted to consider changing the colour scheme to the complex, their representative wouldn’t know how they should vote. It is imperative that all Owners know in advance what the discussions are to be about, so that they can do their due diligence and ensure that they cast a vote.
It is also very important to be precise in the details being put forward on the agenda. For example, if you would like to erect a fence and the agenda lists your request to “erect a fence on the northern boundary”, how do those Members know if the fence proposed will be colorbond, iron, timber, brick, etc if its not noted. Will the fence be cream or green? 1.8 metres high or 2.1? Will there be 4 solar panels or 16?
It may be beneficial to supply supporting documentation to assist the other Owners in being able to visualize your request. For example, a marked-up plan of where the pergola will be erected, a drawing of the newly proposed carport showing heights and materials to be used, a colour chart, etc.
The more information provided to Members, the greater chance of approval. If other Owners are unsure on what is being proposed, they may not vote favorably, simply because they have insufficient information to give you the answer you desire. Even with a very detailed proposal of course, your request may be rejected, however you have given it the greatest chance of success, by communicating and detailing your proposal.
“By failing to prepare, you are preparing to fail” – Benjamin Franklin.
For self-managed groups compiling all the agenda items from Owners (and legislatively required, will be compiled and circulated by your Secretary (Office Bearer). For groups under management, compiling and circulating the agenda and other documentation for consideration and circulation will be handled by your professional Strata Manager.
If you are unsure what information a specific agenda item should include, your Manager at Stratarama will be able to assist you in preparing the item or resolution to be considered.
If our Team are asking you for more detail, it isn’t to be painful. It is to actually give your request the best chance of being considered and possibly approved.
We understand on occasions, particularly if you are new to apartment, shared complex living/ ownership, that you may not even know what does or does not require approval. Don’t hesitate to send us an email at office@stratarama.com.au to seek some guidance with respect you your specific group and your query.
Remember that there are notice periods that must be given when circulating any AGM or EGM meeting notice to the Members, so if your Manager calls for items you want on the agenda for an upcoming meeting, don’t delay, compile and then send to us asap so that your request doesn’t miss the agenda. Without the proper notice period, your item will miss the upcoming meetings agenda and won’t be able to be voted on. Your Manager or Secretary can’t simply delay sending the notice/ agenda for the meeting, because you haven’t yet sent through your request (and in most instances, once the agenda is sent, it cannot be changed), otherwise the appropriate notice designated in the relevant Act will not have been provided. This would then not be a properly convened meeting and the discussions/ decisions would not hold up.
We are here to help. If you are unsure, speak to Stratarama.
It’s your Community.
This article and the information provided represents general advice and does not take into account any specific financial situations, objectives or needs of an individual or Body Corporate/ Strata Corporation.
Insurance can be complex: The Value of a Strata Manager
Please find below a Link to an informative document on the value of your Strata and Community Title Manager being able to assist your Body Corporate with your Insurance needs. The Strata Manager is here to help on Insurance matters; such as claims processing, paying Contractor invoices on claims, arranging insurance valuations and providing reports to unit Owners, insurance record keeping, and general insurance needs such as quotes, purchases, placements and renewals.
This article and the information provided represents general advice and does not take into account any specific financial situations, objectives, or needs of an individual or Body Corporate/ Strata Corporation. Before you make any decision about whether to acquire a certain product, you should read the relevant product disclosure statement, policy wording and/or consult your Insurer
No property is guaranteed to not experience some sort of termite activity, so whether you own a house or are a Member of a Strata or Community Corporation, knowing some of the signs for termites and also some of the ways you can reduce the risks is very important.
Many Body Corporates will be on some sort of a termite inspection program, some using a system such Sentricon bating stations, others with a simple annual visual termite inspection.
As a Strata Manager, we will often have dealings with many White Ant inspection/ treatment companies, due to properties already having certain systems in place with a particular Contractor.
Remember that Termites will always invade from an outside source. Once located internally, prompt response is required to minimise damage. Being able to jump onto this issue as quickly as possible is vital. It is unlikely that there will be any relief provided under insurance for damages caused by termites.
If you are concerned about termites and Seeking advice on whether your individual property has had termite inspections or treatments and/ or whether something should/ could be instigated, contact your Manager for any details they may have regarding your unit complex and your particular Lot.
Reducing the Risks
Regularly check and maintain taps, hose lines and hot water services to ensure there areno leaks. Check both inside and outside the unit and around the common property
Routinely check gutters, downpipes and drains to ensure that they are clean and flowing properly away from the unit building
Make sure that all water from air conditioner units are correctly plumbed and that down pipes redirect water away from the unit
Don’t place woodchips/mulch in close proximity to the building or against walls.
Don’t place timber directly into the soil close to the buildings
Arrange regular termite inspection programs.
Know the signs for termite activity and watch for them (including training your Property Managers and Tenants on what to look for)
The Signs
Mud tubes: Mud tubes may look like a tail of mud or dirt. These trails indicate that the termites are present and active. Contact your Manager or Body Corporate contact immediately to seek assistance. It is likely that this activity is significant and prompt action is required to engage your current pest Controller or a new Inspector. Your Manager should have record of any ongoing inspection program or advise who can inspect.
Timber damage: Naturally the termites are hunting and eating timber. If you see damage similar to woodrot, cracks, blistering paint and dips in your timber floors, doors, window frames or walls you should undertake investigations. Remember to check other timber structures too such as pergolas or pale fencing.
Localised Power failures: Just as you might experience an issue with a rodent nibbling away at a power cable in your wall or ceiling, so too could termites be creating a localised power problem. Check for the signs above in the vicinity of any short circuit or disruption.
This article and the information provided represents general advice and does not take into account any specific financial situations, objectives or needs of an individual or Body Corporate/ Strata Corporation. Before you make any decision about whether to acquire a certain product, you should read the relevant product disclosure statement, policy wording and/or consult your Insurer.
In South Australia, The Developer has a legal obligation to set up the first statutory meeting of the Community group called the Inaugural meeting. Often the Developers engage a Management firm to prepare and run that meeting along with the recording of the minutes and setting up the group from that point forward to meet the Corporations on-going statutory requirements; such as forward budgets, bank accounts, sinking funds, etc.
Before a Community Manager facilitates the initial Inaugural meeting, there is a need for the Developer to provide information about the Corporation. This includes all statutory documentation as outlined in the Act. Below is the relevant section of the Community Titles Act 1996(link to Act) which outlines what the Developer must have ready for that meeting.
Some examples of information that is necessary for the incoming manager to build the budgets:
Is there any communal electricity? Such as lighting, elevators, etc
Is there any landscaping which will require routine maintenance?
Are there common items such as heating or cooling for common area, or shared between individual units?
What is the required levels of insurance:
Is the group insured collectively; all buildings and common land?
Are the units individually insured but require common property cover which includes common power, fencing, driveways, gates, etc
Is there any ongoing cleaning requirements?
Is there a common water meter, individual meters? Or a single meter with third party water readers installed for measuring the use of each unit?
Is there a need for ongoing fire system maintenance and inspections?
Any common facilities such as Elevators, pools, gyms or other communal spaces?
Are there communal Hot water systems? Or embedded networks
What are the Community group By-laws, Scheme description and plans. Importantly for the budget, what are the unit entitlements on the entitlement page of the plans.
Engaging a Community Manager early, with the necessary information will allow that Manager to support the Developer by building proper forward budgets which they can present to potential purchasers. A genuine budget with clear ongoing costs will mean that each purchaser has a clear understanding of what they are purchasing and the ongoing costs involved. Poor budgets, or a lack of understanding from purchasers before buying a new development can create much confusion and frustration for the new Owner and the Developer in remedying these matters later.
The Manager can also assist with the setting up of these insurance policies, contractor contracts and provide a source of knowledge to those coming into the group, so that they feel supported in their purchase.
Developers aren’t just building a multi-dwelling property, they are developing a Community. Just as the property requires the proper foundations, so too does the Community. When these foundations are done well, this community of Members (Lot and unit Owners) will flourish and fully enjoy their new homes, and be thankful for it.
If your Developer did not set up your Inaugural meeting, contact STRATARAMA to discuss the next steps in laying the foundations for your group. If you are Developer, commencing a new project, consider the above, and how we might help you prepare for leaving the project and the new Purchasers with the right start!
Division 2—General meetings
79—First statutory general meeting
(1) The developer must convene a general meeting of the community corporation within 3 months after the day on which there are at least 2 different members of the community corporation (not including the developer or any person who the developer knows, or ought reasonably to know, is an associate of the developer).
Maximum penalty: $15 000.
(2) A member of the corporation may convene the meeting required under subsection (1) if the developer fails to do so.
80—Business at first statutory general meeting
(1) The developer must deliver to the corporation at the first statutory general meeting—
(a) a copy of the plan of community division deposited in the Lands Titles Registration Office which shows the service infrastructure by which the lots and common property are provided with water, gas, electricity and other services; and
(b) a copy of—
(i) the scheme description (if any); and
(ii) the by-laws; and
(iii) the development contract or contracts (if any), filed by the Registrar-General with the deposited plan; and
(c) a copy of specifications, diagrams and drawings relating to the buildings or other improvements (if any) on the community parcel; and
(d) the duplicate certificate of title for the common property; and
(e) all policies of insurance taken out by the developer; and
(f) a statement of the corporation’s assets and liabilities; and
(g) an expenditure and contribution statement complying with section 113; and
(h) books of account and other records relating to the corporation; and
(i) the corporation’s common seal; and
(j) a copy of all other documents in the developer’s possession that are likely to be of use to the corporation.
Maximum penalty: $15 000.
(2) The following matters must be addressed at the first statutory general meeting—
(a) the appointment of the presiding officer, treasurer and secretary;
(b) the custody of the corporation’s common seal and the manner of its use;
(c) the corporation’s recurrent and non-recurrent expenditure in its first financial year and the amount to be raised by contributions from owners of community lots to cover that expenditure;
(d) the appointment of an auditor of the corporation’s accounts in its first financial year or a special resolution that the accounts for that year need not be audited;
(e) such other matters as are required by regulation.
(3) If a document of a kind referred to in subsection (1) comes into the possession of the developer within 12 months after the corporation’s first statutory general meeting, the developer must deliver it, or a copy of it, to the corporation.
Maximum penalty: $15 000.
It’s your Community.
This article and the information provided represents general advice and does not take into account any specific financial situations, objectives or needs of an individual or Body Corporate/ Strata Corporation. Before you make any decision about whether to acquire a certain product, you should read the relevant product disclosure statement, policy wording and/or consult your Insurer.
Our CEO Tony Johnson wrote the following article regarding the relationships formed by a Strata Manager and how they can and do assist your Body Corporate. This Essay was a finalist for the 2021 Essay Award at the SCA Strata Community Association awards in November 2021.
Managers of Strata Corporations are experts in managing Strata and Community developments. Each Corporation can elect to be self-managed and do it well. However, having an organisation with the knowledge and skills to properly care for a property can be more efficient and save owners time and money.
The basic role of a management company is to provide the Body Corporate with administration and maintenance services for common property. However, a good Manager will add value by handling disputes between owners, contractors and even tenants.
The services provided by a strata management company are significantly enhanced by the established relationships they have with suppliers and other professional networks. To take excellent care of a strata property, managers will engage with professionals whom they have built rapport and understand the services they provide.
As with any relationship, these connections take time and effort to cultivate and evolve. The end goal is to build trust and mutual respect. These two-way relationships assist to ensure that those third parties have a clear understanding of the Strata industry. What’s more, great working relationships improve overall productivity and can help reduce maintenance costs.
Taking relationships seriously enables your strata manager to produce win-win outcomes; they act as a point of connection to all the services your property requires.
Tradespeople and the care of your development
Keeping on top of general maintenance means regular engagement with tradespeople for a broad range of tasks. Having the expertise and experience of a Strata Manager will help ensure the right skilled tradesperson are contacted for quotes and that the best results are delivered.
Reliable and skilled tradespeople can be challenging to find but are worth their weight in gold. Maintaining strong professional relationships with tradespeople is a key responsibility of managers. These connections allow any issues to be dealt with quickly, effectively and amicably. A great strata managers will build a strong, trusting and transparent relationship with tradies and subsequently clients who can be confident in their high standards.
When establishing new relationships with tradespeople, strata managers will know to request past client References, transparent costing and proof of relevant insurances/licenses. Owners with less experience may not ask for these things or not fully understand the information provided. By allowing a Strata Manager to care for their property using these trusted relationships, Owners are protecting the value of their properties and ensuring that Residents and Tenants have a happy and safe environment.
Insurers and providing adequate coverage
The insurance industry has various niches including the Strata or Community Titled coverages which can incorporate subsidiary covers such as Fidelity and public liability. A Manager needs to understand each of these policies and covers and each Insurer has different agreements and products to offer. The differences between the policy offerings are important and so are the claims. The polices between Strata Managers do not change, however the advantage to having a manager is knowing what cover is required for your particular property and whom to speak to get the right qualified responses. In addition, through networking and associations, a Manager should know which Tradespeople have completed similar work in the past for a specific Insurer and have established connections with the various Assessors and Advisors to assist with your policy and claims.
Insurance is a product that individuals never want to have to use but need to have available. Therefore, insurance providers typically don’t have regular contact with their individual customers which means it’s challenging to form strong working relationships. A good Manager will ensure these associations develop through regular contact, networking and of course experience.
Strata managers manage many different properties and therefore have regular contact with their insurance providers given that they will be handling more incidents. Their professional relationship with insurance providers adds value to their service. This may include using a Broker or going direct to obtain pricing for the owners.
Unit owners
Naturally the most important relationship a Stata manager has is with the unit owners. Strata management is about people, understanding, empathising and working to achieve results together and communicating to everyone. The Key above all else in these relationships is Communication.
To ensure superior communication and a strong relationship, a Strata Manager will keep comprehensive records, provide access to detailed information, and respond promptly and efficiently to all queries.
Strata managers also provide a great, neutral point of contact for owners to consult when issues occur. Navigating disputes and varying opinions can be tricky, but great strata managers possess the necessary communication skills and professional attitudes to ensure challenges can be managed as smoothly as possible and preserve relationships between as many unit owners as possible.
Ensuring harmony between owners means that strata managers will
Professionally communicate the rules to owners and tenants
Altering rules and implementing resolutions at the direction of the Owners as necessary, and in the best interest of the property.
Mediate disputes between owners and tenants, neighbours, and other vested parties. These include issues involving noise, parking, damage, pets and more.
