When owning or living at the Ashford Residences, you are part of a Community Title Scheme (CTS), which comprises individually owned lots, whether this is a Terrace Home or Land Lot, and common property. The residences include three schemes: the Principal, Terrace, and Land Lot. The Principal scheme comprises all shared common property, whereas the Terrace and Land schemes represent the respective lot types.
As an individual owner, a CTS makes it possible for you to be part of a development and share common areas with other owners. All Terrace Homes are community titled, defined by a Building Format Plan.
Areas within the Scheme that do not form part of an individual lot are Common property. This includes the Ashford Club, Murphy Court and visitor car parking, gardens not located within exclusive use areas, building structures (for the Terrace Scheme), and services within property boundaries. The Body Corporate owns the Common property, and all owners contribute financially to the maintenance of these areas.
A CTS is administered by a registered, and legally enforceable document called a Community Management Statement (CMS). As a homeowner, you are automatically part of the Body Corporate. You can obtain a current version of the CMS at any time from the Body Corporate Manager.
The Body Corporate deals with all matters associated with the management and administration of the Common Property, including;
- Maintenance, cleaning, and repairs;
- Insurance (such as building (for the Terrace Homes), public liability, workers compensation, etc.);
- Control, cleaning, and use of the common facilities;
- Matters relating to garbage, noise, pets, and the like;
- Administration and sinking fund;
- By-Laws; and
- Administration of the Executive Committee.
The Committee is a body of volunteer owners elected to represent the Body Corporate in the day-to-day running of the strata scheme. The Committee operates similarly to a board of directors for a company. The committee consists of a minimum of three (3) and no more than seven (7) people that are elected at the Annual General Meeting (AGM) to hold the following positions;
- Chairperson
- Secretary
- Treasurer
- Ordinary members of the committee.
A general meeting is a meeting of all members of the Body Corporate. At a general meeting, resolutions are passed, among other things: to confirm the annual accounts, set budgets and levies, determine if an audit is required, and any other issue that requires a general meeting resolution. The last item of the agenda at every annual general meeting is the election of the Executive Committee. The legislation prescribes the format of a general meeting, the types of resolutions required, and who is eligible to vote.
A Committee Meeting is a meeting of the elected voting members held at regular intervals throughout the year.
Caretaking and Letting Manager
A Caretaking and Letting Manager’s primary role is to manage the day-to-day maintenance of the estate and, where required, assist owners in leasing out their properties. The responsibilities may include:
- Assisting in renting your home;
- Tenant management;
- Rental appraisals;
- Property maintenance assistance;
- Day to day maintenance and cleanliness of the CTS;
- Organising cleaning, maintenance, and repairs of common property;
- Garden and landscape maintenance of areas not located within exclusive use areas; and
- Arranging bookings for common facilities.
Your Levies – Administration and Sinking Fund
Levies are the financial contributions paid by all owners to the Body Corporate to cover costs incurred in managing the CTS and for allocating capital expenditure. The amount is based on Contribution Schedule Lot Entitlements (CSLEs), and each owner pays a share of the costs. The budgets for the administrative and sinking funds determine levies and are generally resolved at each Annual General Meeting (AGM);
- Administrative Fund – is for regular recurring expenditure and includes payments to service contractors, ongoing maintenance and repairs, and the upkeep of Common property.
- Sinking Fund – is a separate fund where money is put aside for future non-recurring maintenance (e.g., painting exterior surfaces in the Terrace Scheme) and new Body Corporate assets.
Exclusive Use Areas
While exclusive use areas form part of the common property, if your lot includes exclusive use of an external area, including a garden, you may treat that garden as if they were your property (Terrace Scheme only). Lot owners are responsible for maintaining all lawns, gardens, and landscaping within their allocated exclusive use area, or in the instance of Land Lots, within the boundary of their lot. For clarity, Land Lots do not have an exclusive use area, as all of the land you are responsible for is within the boundary of your own Lot. There is only a small amount of Common property in the Land CTS.
By-Laws
The responsibility of owners and residents within a CTS is governed by a set of “rules” known as ‘By-Laws.’ By-Laws set out the rights, obligations, and expectations of all parties within the scheme and have been created to ensure a cohesive living environment. By-Laws can be amended, and new By-Laws introduced at a General Meeting of the Body Corporate.
Maintenance Responsibilities
Low Owner (or Occupant) Responsibilities
- Insurance for property located within a private lot or exclusive use area (includes applied finishes such as carpets and window furnishings – refer to your specific insurance provider’s policy)
- Insurance for the structure of your home (Land Lots only)
- Insurance for the loss of rent (the Body Corporate does cover loss of rent for investors & Temporary Accommodation for owner-occupiers should your home be deemed uninhabitable due to a deemed ‘insurance event’ under the body corporate’s policy – Terrace Scheme only)
- Insurance for wilful damage by tenant
- Maintenance of appliances within private lot
- Maintenance of paint finishes within private lot
- Maintenance of tiles and external pavers within private lot
- Maintenance of carpet within private lot
- Maintenance of sanitary fittings within private lot
- Maintenance of air conditioning and including insurance for equipment servicing a private lot, whether or not located within the lot
- Changing light globes within a private lot
- Maintenance of intercom units within a private Lot
- Pest control within a private lot or exclusive use area
- Maintenance of balcony balustrades (internal face)
- Maintenance of clear balcony drainage under elevated paving by removing debris, including pet faeces
Body Corporate Responsibility
- Insurance of common area property and primary building structure (Terraces only)
- Maintenance of appliances within common property
- Maintenance of paint finishes within common property
- Maintenance of flooring and lose furnishings and equipment within common property
- Maintenance of swimming pools
- Maintenance of landscaping (including planting and paved or tiled areas) except where within an exclusive use area
- Maintenance of air conditioning equipment servicing common areas
- Maintenance of balcony balustrades (external face – Terrace Scheme only)
- Maintenance of external windows and doors (Terrace Scheme only)
- Maintenance of paint within the common property and on external building surfaces (Terrace Scheme only)
- Maintenance of emergency equipment
- Maintenance of all fire doors, including apartment entry doors
- Changing light globes within common property
- Replacement of garage doors (not including the motor – Terrace Scheme only)
- Maintenance of main entry and lobby intercoms (Terrace Scheme only)
- Maintenance of fire protection systems
- Pest control within common areas
Please note that the above does not represent an exhaustive list of responsibilities. You should take the necessary steps to ensure your responsibilities within the scheme are met and that your property (including contents) is adequately insured, maintained, and safe/fit for purpose.
Safety, Cleaning, & Maintenance Protocol
Please assist the Caretaking Manager in their role by reporting any common property cleaning or maintenance needs when noted. As a lot owner, you are responsible for cleaning and maintaining your home and all areas within your lot.
Please do not hesitate to contact the Caretaker or Body Corporate should you wish to discuss the above further.
