After Hours Emergency MaintenancePlease click your property below to download the Emergency Maintenance Information Sheet. If your property is not listed, please download the Standard Emergency Maintenance Information Sheet.
Standard Services Secretarial

  1. Maintain a record of Owners and Mortgagee interests as required by the Strata Titles Act.
  2. Answer all correspondence and enquires relating to the Strata Company on consultation with Council of Owners where required.
  3. Prepare notice of the Annual General Meeting. Attend Annual General Meeting during business hours (9:00am to 4:00pm Monday to Thursday, except public holidays).If requested, Annual General Meeting (AGM), Extraordinary General Meeting (XGM) and Council Meetings may be held away from our office, and a travel fee* will apply. Furthermore if AGM, XGM or Council Meeting are to be held after business hours an additional charge* will apply.Meetings held out of business hours must commence prior to 5:30pm. Upto 1hour of AGM attendance is included in management fee, attendance exceeding 1hour will incur an additional charge*.Re-attendance at an adjourned meeting will incur an additional charge*.
  4. Taking of Minutes at AGM and distribution of same to Proprietors within 7 days of the AGM being held. To carry out instructions from minutes and advise Council of Owners of work carried out in accordance with these instructions by way of an 'action' letter within 28 days from the date of the AGM.
  5. Send Notice of Council of Owners Meeting to all Council Members at least seven days prior to the meeting, where Manager is not in attendance at the meeting to take minutes, minutes will be taken by a member of the Council of Owners and forwarded to All Strata Management Services who will undertake to distribute to each Council Member within 7 days of receipt and carry out all instructions documented in the minutes and advise council members of work carried out in accordance with these instructions by way of an 'action' letter within 28 days from the date of the meeting.
  6. Completion of Section 43 documentation. Fees collected in accordance with Section 43 of the Act and the Strata Titles general regulations are payable to Os Wave Pty Ltd Trading as All Strata Management Services, being for preparation of certificates, provision of information or arranging inspection of Strata Company Records.
  7. Arrange Insurance Cover and attend to claims on behalf of the Strata Company as directed by the Council of Owners. Os Wave Pty Ltd Trading as All Strata Management Services are agents for Corporate Home Unit Underwriting Agencies Pty Ltd, and therefore any QBE policy that is arranged via Corporate Home Unit Underwriting Agencies Pty Ltd will attract a commission that is payable to Os Wave Pty Ltd.
  8. Obtain quotes for projects and provide to each Council member for their instructions.
  9. Make the Strata Company records available for inspection by any Proprietor or persons authorised, in writing by a Proprietor, at an appointed time between the hours of 10:00am and 3:00pm, Monday to Friday.
  10. Conform with the Strata Titles Act and Company By-Laws in every respect and advise the Council of Owners on sections of the Act as necessary.
  11. Storing of archives and have custody, control of and supervise the use of the Common Seal. Additional fee applies for storage*.
  12. Deal with minor written complaints from owners or rental managers regarding issues of breach of by-laws by another occupant.
  13. Provide any Proprietor or persons authorised, in writing by a Proprietor, a copy of the Strata Company insurance schedule or certificate of currency*.
  14. If during the following 12 month period the Strata Company requires an additional official minute book, the cost will be borne by the Strata Company*.