The management of a strata scheme is governed by the Building Maintenance and Strata Management Act (BMSMA) 2004. If you require further detailed information, you should refer to that Act.
Agenda
A list of motions to be voted upon at a meeting.
Aggregate Share Values
The total of all the individual share values in the strata scheme.
By-Laws
A set of "rules" that the residents (owners, residents, tenants, guests and mortgatees in possession) in thestrata scheme must follow. These can be changed at a general meeting of the management corporation.
Certificate (Section 47)
Certificate issued by the strata managing agent or authorised person of the management corporation. It may contains details of names and addresses of the office bearers and managing agent, outstanding contributions or application made to the Strata Title Board for an order for the collective sale of the strata scheme. A statutory fee is payable to the management corporation.
Company Nominee
A company must authorise a person in writing to vote at meetings on its behalf or to stand for election as a council member. The letter of authority must be presented on or before the annual general meeting.
Executive Committee
Representatives of the owners elected at the annual general meeting of a subsidiary management corporation. Their duty is to manage the limited common property. Powers are similar to the management council.
Exclusive Use
This is a special right granted to an owner to use part of common property i.e. exclusive use of a car park lot.
General Meeting
A meeting of owners and other interested parties registered on the strata roll who have been advised by notice of a proposed general meeting. The management corporation is required to convene and hold an annual general meeting once every calendar year or not later than 15 months from the last annual generalmeeting.
Immediate Family
An owner must authorize an immediate family in writing to stand for election as a council member. The letter of authority must be presented on or before the annual general meeting. An immediate family is defined as a spouse, child, adopted child, step-child, sibling or parent of that person.
Initial Period
The period of 12 months from the date of registration of the strata plan or until the conclusion of the first annual general meeting whichever is earlier. There are certain restrictions during the initial period. For detailed information refer to the BMSMA.
Levies
Contributions paid by owners to the owners corporation to cover expenditure and allocation for capital expenditure. These are usually paid quarterly and the amount is based on share values allocated.
Managing Agent
Managing agent appointed by the management corporation to manage the strata scheme and delegated certain functions. Appointment must be at a general meeting of the management corporation and amanaging agent agreement must be executed by members of the council and the managing agent.
Management Council
Representatives of the owners elected at the annual general meeting. The powers of the management council are limited under the Building Maintenance and Strata Management Act 2004 but the owners may also impose further restrictions.
Management Funds
Levies are paid into this fund for the purpose of meeting its actual or expected liabilities incurred or to be incurred within the period (not exceeding 12 months) specified in the determination in respect of —
(a) the regular maintenance and keeping in good and serviceable repair of parts of the parcel being the common property, fixtures, fittings and other property (including movable property) held by or on behalf of the management corporation;
(b) the common expenses of the management corporation;
(c) the payment of insurance premiums; and
(d) all other liabilities incurred or to be incurred during that period by or on behalf of the managementcorporation in carrying out its powers, authorities, duties and functions.
Management Corporation
Collectively the owners of the lots in the strata scheme. This is formed when the strata plan is registered.
Proxy
A person appointed in writing by an owner or mortgagee to attend a management corporation meeting andvote on that person's behalf.
Special Levy
Contribution to cover unplanned expenditure or special project payable in a lump sum or by instalments.
Strata Plan
This is the plan registered at the Singapore Land Authority office which shows the building on the land indicating lots and common property.
Strata Roll
This is a register of the owners of each lot in the strata scheme. It also includes the name of anymortgagee, or lessee (if notified).
Building Maintenance and Strata Management Act(BMSMA)
The legislation under which all strata matters are dealt with. For a copy of the Act click here.
Share Value
Each lot is given a "share value" and this is shown on the strata plan. The amount of the share value varies depends on a number of factors, i.e. area of the lot.
Levies payable are based on the share value of the lot.
Quorum
Before any motion can be voted upon at a general meeting, a quorum must exist, i.e.
• 20% of the total share values of the strata scheme OR
• If there is no quorum, those present after an adjournment of half and hour after the appointed time shall constitute the quorum
A quorum must consist of at least 2 persons or the Chairman alone.
At management council and executive committee meetings, a quorum is constituted when more than half of the members are present
Commissioner Of Builidings
The Commissioner has charge of the administration of this Act and may empower persons in the employment of the Building and Construction Authority.
Ordinary Resolution
The motion is passed at a general meeting of which at least 14 days’ notice has been given and more than50% of the votes are cast for the motion by hand or 50% of the share values cast by poll.
Special Resolution
The motion is decided at a general meeting of which at least 21 days’ notice specifying the motion has
been given, and on a poll, at least 75% of the total share value of all valid votes are cast for the motion.
Sinking Funds
Levies are paid into this fund for the purpose of
(a) painting or treating of any part of the common property which is a structure or other improvement for the preservation and appearance of the common property;
(b) major repairs and improvements to, and maintenance of, the common property and boundary wall;
(c) the renewal or replacement of the common property, fixtures, fittings and other property (including movable property) held by or on behalf of the management corporation;
(d) the acquisition of movable property; and
(e) such other liabilities expected to be incurred at a future time where the management corporation determines in a general meeting that the whole or part thereof should be met from its sinking fund.
Unanimous Resolution
The motion is decided at a general meeting of which at least 21 days’ notice specifying the motion has been given and is supported by every valid vote cast for the motion.
90% Resolution
The motion is decided at a general meeting of which at least 21 days’ notice specifying the motion hasbeen given and, on a poll, at least 90% of the total share value of all valid votes are cast for the motion.
Comprehensive Resolution
The motion is decided by comprehensive resolution if —
(a) the motion is considered at a general meeting of which at least 21 days’ notice specifying the motion has been given; and
(b) at the end of 12 weeks after the general meeting in paragraph (a) is convened, on a poll, at least 90% of the total share value of all the owners at the end of that period.
Resolution By Consensus
The motion is decided by resolution by consensus if —
(a) the motion is considered at a general meeting of which at least 21 days’ notice specifying the motion has been given; and
(b) at the end of 12 weeks after the general meeting in paragraph (a) is convened, all the owners at the endof that period, support the motion in writing.
Q1: Can a subsidiary proprietor, who is not a member of the management council, attend council meetings?
A1: Yes, but he may not address the meeting (i.e. participate in the discussion), unless permission is granted by the Council to do so.
Q2: Can a subsidiary proprietor improve the common property outside his unit with plants, trees or shrubs in the estate's common garden?
A2: This is forbidden under the by-laws in the Second Schedule of the Building Maintenance (Strata Management) Regulations 2005. Otherwise it would result in a disorderly planting of the landscape as well as the concern arising from the neglect in the maintenance of these plants by the owners who planted them.
Q3: Can a owner hang laundry in the balcony or in the garden for drying?
A3: No. Under the by-laws in the Second Schedule of the Building Maintenance (Strata Management) Regulations 2005, this is forbidden and the drying of clothing shall only be done in the approved area and only for a reasonable period.
In fact, it is not to be placed anywhere in the apartment which is visible from the outside. The approved area would be the yard designated for the purpose and only for a reasonable period.
Q4: Can a resident keep pets within the unit?
A4: Depends on the pet. Under the Regulations, an owner or an occupier shall not keep any animal upon his lot or the common property which may cause annoyance to other owners or occupiers. However, if the management corporation has passed a by-law specifically forbidding the keeping of specific pets, then a resident may not keep that kind of pet at all, for example specific ferocious dogs.
Q5: What is common property and why am I responsible for repairing the section of leaking water supply pipe after the water meter?
A5: Any service that is shared by two or more units is common property. The water meter is the cut off point where the pipe begins to serve only one unit. Therefore it is deemed to be private property and you are responsible for its maintenance, even if it is running through common property.
Q6: Water from the bathroom in the upper unit has been seeping through my ceiling and causing damage to my unit. As the floor is common to two units, is it the duty of the Management Corporation to rectify the defect?
A6: If your apartment is new and within the warranty period, the waterproofing contractor is responsible for the rectification. Upon expiry of the warranty, your neighbour upstairs is responsible to rectify the defects and will bear the full cost under the Building Maintenance and Strata Management Act. This floor slab is within your boundary and is deemed to be private property. If he refuses to attend to the problem, a complaint may be lodged with the Strata Titles Board.
Q7: Can I install an air-conditioning unit onto the outside wall of my unit?
A7: Details of the proposal must be submitted in writing to the management corporation and consent must be obtained before commencing any work.
Q8: Can I erect a pergola in the private enclosed space (garden) of my ground floor unit?
A8: Details of the proposal must be submitted in writing to the management corporation and consent must be obtained before commencing any work.
Q9: Our building needs painting but there are not sufficient funds in the owners corporation's bank account to cover the cost. What can we do
A9: A special levy may be raised at a general meeting to cover the cost of the works.
Q10: I want to use the swimming pool at 11.30 pm but the secretary of the owners corporation said I cannot. Is this enforceable?
A10: The by-laws or house rules of your strata scheme will probably include the hours for use of the pool. The by-laws are enforceable and must be lodged with the Commissioner of Buildings. House rules are also enforceable but they are passed at council meetings and need not be registered with the Commissioner.
Q11: I cannot attend a general meeting but want to send someone to vote on my behalf. How do I do this?
A11: You must appoint a proxy in writing using the prescribed form. The proxy should also sign the form and it should be given to the secretary at least 72 hours before the meeting.
Q12: The visitors car park lots are usually vacant. As a resident owner - can I park in that space?
A12: A visitor's car parking area is designated for visitors. Parking by a resident is not permitted as it would deprive visitors of car parking lots. However, the management corporation may pass a resolution permitting a resident to park in the visitor's car park lots if there is a shortage.
Q13: I have some issues that I want addressed at the next annual general meeting. How can I have my issues raised at the meeting?
A13: You may write in to the Secretary of the management corporation at any time of the year to raise issues to be discussed at the next annual general meeting. Your notice must be received well before the notice of the annual general meeting. Any notice received after the notice of AGM has been sent out will only be considered at the next AGM.
Q14: I have some issues I want addressed by the management corporation. How can I have an extraordinary general meeting called?
A14:
You may requisition for an extraordinary general meeting. The requisition must be sent in writing to the Secretary of the MC and is signed by owners who own more than 20% of the total share values in the estate or 25% of the total number of units in the estate. The requisition must contain specific items/issues that you wish to be deliberated at the EGM. The Secretary is then obliged to convene an EGM within 6 weeks of receipt of the requisition.
Q15: Can I attend the Annual General Meeting if I am not an owner?
A15: You do not have the right to attend any general meeting of the management corporation unless an owner has appointed you as their proxy.
Q16: There are some works that I would like to be carried out at our strata building. How do I get the management corporation to consider the proposal?
A16: Prior to the next general meeting, you should send a motion to the secretary or strata managing agent with a request that it be included on the agenda.
Q17: We have many records covering minutes of meetings and financial statements over the past 5 years. Can we dispose of some of them?
A17: The BMSMA requires that records must be retained for at least 5 years.
Q18: I have outstanding interest charges which are unpaid. Can I attend the annual general meeting and pay the outstanding interest on the spot?
A18: You may attend the meeting and participate in the discussions but you will not be allowed to vote. All outstanding interest must be paid at least 72 hours before the meeting and you are not allowed to pay on the spot.
Q19: I am a tenant in a strata building. Do I have a right to attend meetings?
A19: You do not have the right to attend any general meeting of the management corporation unless an owner has appointed you as their proxy.
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