A Strata Community Pool Isn't Being Properly Maintained. Complaints Aren't Being Addressed

uk3000 on 09/11/2023 - 12:32

Hi everyone,

I live in one of Sydney's suburbs, and I'm reaching out regarding our Strata community pool. We moved in less than a year ago, and last summer, the pool was fine.

However, this season, after just one weekend of using the pool, I lost my sense of smell and taste. One negative COVID test later, I decided to take a bottle of the pool water to a local pool shop for testing. It did feel a tad over-chlorinated.

Well, it turns out my hunch wasn't wrong. Not only the chlorine levels are off the charts - in the red 'unsafe' zone, but also are the phosphates. It seems our pool contractor might be cutting corners, offsetting high phosphate levels - which algae thrive on—with an excessive amount of chlorine. The pool shop guy who tested the water warned that the pool isn't safe for children and isn't recommended for adults, either. He suggested that phosphate levels should be reduced first, then the chlorine levels should be corrected.

We own our unit, so I've raised the issue with the Strata committee, along with another concerned resident. It's been two weeks, and we've seen little action. I had a conversation with the common property manager who mentioned that the pool contractor has sent "a letter" to the Strata committee, justifying the high chlorine levels - something about this doesn't sit right with me. I couldn't get a hold of that letter.

We've discussed the matter on the community chat a few times, but it seems not many residents are as concerned, despite many having young kids.

I'm looking for advice on how to escalate this matter further. Should I take it straight to the NCAT? Or is there another pathway I should pursue first? I'm quite new to this whole Strata thing, so any guidance would be greatly appreciated. Thank you!

Home & Garden

Comments

  • MS Paint on 09/11/2023 - 12:36
    +1

    How many litres is the pool?

    Is there a lot of plants / garden beds surrounding the pool?

    • uk3000 on 09/11/2023 - 13:05
      +1

      Sorry, I replied in a wrong spot, below.

    • HeWhoKnows on 10/11/2023 - 08:08
      +1

      I believe its more than 10 litres and most pools are surrounded by landscaping.
      Now whats the purpose of your question?

      To answer OP
      You've done what you can
      Strata committees move very slowly - like months!
      So dont expect any changes in a couple of weeks.
      They are not that responsive

      All you can do it to keep writing to the strata manager, present your findings and urge them to change the pool maintenance contractor ASAP

      At the next AGM attend and get on the committee where you can have some influence and initiate more action

      • MS Paint on 10/11/2023 - 10:00
        +1

        I enquired about the capacity to gauge how difficult it would be to remove the phosphates.

        Phosphate levels are typically high in pools with poorly maintained nearby surrounding garden beds.

        That was the purpose of my questions which the OP answered further down.

        Now answer this once and for all amazingone.

        Why did you reply, nearly 24 hours later as you always do, to the first reply with an executive summary of the complete thread?

        • HeWhoKnows on 11/11/2023 - 10:14

          Maybe leave that concern to the pool maintenance contractors who are the experts.

          I have specifically addressed OPs concerns about what to do and how to do it which is much more than you did.

          And being first in is NOT best dressed my friend.
          Just shows you have nothing else to do in life unfortunately.

        • HeWhoKnows on 11/11/2023 - 10:27

          But keep up the good work Muzeeb!
          I often find your comments most entertaining :)

          • MS Paint on 11/11/2023 - 10:29

            @HeWhoKnows: You fail to answer this question every time and just defkect.

            Why so secretive about the answer?

  • uk3000 on 09/11/2023 - 12:49

    It's a decent size pool: 130,000 litres. It is indeed surrounded by a grass area with some trees and bushes ~20m away from it.

    The green waste does often make its way into the pool, and not being regularly removed. That concern was also raised with the Strata.

  • GG57 on 09/11/2023 - 12:52
    +1

    Are you on the strata committee?

    • uk3000 on 09/11/2023 - 12:55

      No, I am not on the strata committee.

      • GG57 on 09/11/2023 - 12:58
        +4

        You should have access to the grievance process that the committee is required to follow. Get that, raise the grievance, and follow through on that process.
        At the next AGM, get yourself on the committee.

        • uk3000 on 09/11/2023 - 13:04

          Thanks, I'll try. I'm not even sure where to find the info on that process. It feels very much like a closed club, so far. Can any anyone get on the committee?

          • GG57 on 09/11/2023 - 13:07
            +3

            @uk3000: You said that you raised this issue with the Strata committee; ask them for the constitution / rules (which will contain the info).
            I would have expected that info when the property was purchased.
            The constitution / rules will also state what the format of the committee is / can be.

            You are contributing the same $ as every other unit holder; you need to get involved.

            • Protractor on 09/11/2023 - 13:15

              @GG57: How dare you ask the obvious. Clearly Ozb is the strata committee!

            • uk3000 on 09/11/2023 - 13:17

              @GG57: To be precise, I raised it via a building manager who works for the Strata management company. He later assured me it was raised with be forwarded to the Strata committee. This how all the communications has been done so far - via that person.

              I'm not sure how to verify this words. It doesn't look like there is a direct point of e-contact with the Strata Committee. It almost sounds like I need to send them an old school registered mail letter, to make sure my request is accepted for one of the next AGMs.

              • ausdday on 09/11/2023 - 14:42
                +2

                @uk3000: Go be a friend and talk to a committee directly. They can raise concern/complaint among themselves, and find a third pool management company if they think you concern is valid.

                If you are the owner of the unit you live in, you can ask the building manager for the list of committee members. If he refuse, you can ask for latest AGM minutes. The committee member list will be in there.

              • HeWhoKnows on 10/11/2023 - 08:14
                +1

                @uk3000: WRONG! WRONG! WRONG!

                All communication must be via the strata mamager IN WRITING who will forward your concerns to the Strata Committee

                The Building manager is just a contractor who probably employs the pool contractor on behalf of the strata manager.
                They could possibly be "interconnected" if you know what I mean.

            • freefall101 on 09/11/2023 - 13:20
              +1

              @GG57: While it's for the wrong state, NSW Fair Trading gives a good rundown - https://www.nsw.gov.au/housing-and-construction/strata/livin…

              I couldn't find anything similar for South Australia.

          • SlickMick on 10/11/2023 - 09:54

            @uk3000: Yes, and most people don't want to, so it shouldn't be hard to get on. Meetings barely have anyone show, so it should be easy to get the votes to get the issue resolved. But then you have signed up to resolve all the other issues too.

  • neo on 09/11/2023 - 12:54
    +2

    Time to sack the strata company

    • uk3000 on 09/11/2023 - 12:56

      How can I make that happen? 🥲
      Besides, the manager says it's the strata committee who hires the pool contractor, not the management company.

      • AustriaBargain on 09/11/2023 - 13:15

        Are you retired? Maybe you could join the strata board.

        • uk3000 on 09/11/2023 - 13:26

          I work full-time and often over-time, sadly :)

          • AustriaBargain on 09/11/2023 - 13:29
            +2

            @uk3000: Unfortunate. I've a mate that lives in a strata managed property and he finds being friendly with the people on the board helps. Gets them gifts for xmas and stuff, chats and asks about their children. That's just the kind of guy he is, but I think it helps put them on his side when he wants things done, or when he wants to get away with things he shouldn't be doing, like mounting security cameras in visible areas.

          • CheapskateQueen on 09/11/2023 - 17:30
            +2

            @uk3000: as most strata committee members also do.

            not sure why owners think the SC sole purpose in life is to serve your every whim. Your SC are your neighbours. Go talk to them and make their life easier by helping them with the issue.

            What you have to understand is that every strata manager is useless.

            They just do the bare minimum unless you continuously harass them. So that's what you need to do.

            Fair Trading isn't going to want to hear from you… they have actual strata issues to deal with.

            You need to chill, and put the effort in since it's an issue that bothers you. Go find the SC members, give them the evidence they need to understand why this is an issue, put a motion in at the next general meeting to appoint a new pool cleaner etc etc etc

  • Protractor on 09/11/2023 - 13:13

    Maybe someone chlorine bombed the pool as a part of this non existent maintenance, while you weren't looking?

    It's a pool not a life support system or iron lung. Why would Strata instantly leap to serve your needs?

    PS What happened to Adelaide?

    • uk3000 on 09/11/2023 - 13:21

      Maybe someone chlorine bombed the pool as a part of this non existent maintenance, while you weren't looking?

      Unlikely, it's a closed gated area with chip keys. A doggy lazy pool contractor is a more likely version of the events.

      It's a pool not a life support system or iron lung. Why would Strata instantly leap to serve your needs?

      Define instantly? It a community safety concern some other people who live here might not even be aware of.

      PS What happened to Adelaide?

      Life was good there. Might go back when I reach my retirement age.

      Edited, sorry I forgot to update the location in my profile 🥲

        • uk3000 on 09/11/2023 - 17:16
          +4

          Obviously, by "community" I mean all the residents of this Strata scheme.

      • jacross on 10/11/2023 - 20:18

        FYI, Chlorine bombing isn't vandalism. It's used to shock a pool that has an issue such as algae bloom.

        • uk3000 on 11/11/2023 - 10:01

          There is one single contractor who has been maintaining this pool for over 9 yrs on a regular weekly basis.

          If he has to chlorine-bomb the pool to kill algae at once, it mees that he failed to maintain the proper levels of phosphates previously, to stop algae growth in the first place.

          I've been doing independent testing over last three weeks.

          Week 1: chlorine: red zone, phosphates: red zone

          Week 2: chlorine: red zone, phosphates: red zone -
          This test corroborated by another resident, so we raise an issue with the property manager

          Week 3: chlorine: down by half, now in orange zone. phosphates: still in red zone.

          Do you think the pool contractor is doing a proper job?

          • jacross on 12/11/2023 - 08:44
            +1

            @uk3000: I don't have an informed opinion on that.

    • uk3000 on 09/11/2023 - 13:27
      +1

      Thanks, this is useful!

  • mbck on 09/11/2023 - 13:51
    +2

    More than likely, strata is being their normal slow in nature. They also have to relay info back to the committee.

    Keep at it. Find out whos in the committee and let then know of the issue.

    Again, im sure things are being done, just slow. Get more of the residents to write so it becomes bigger.

  • Dollar General on 09/11/2023 - 14:38
    +2

    Pee in the pool every day to balance the PH levels out

  • Dagwood-Dog on 09/11/2023 - 15:00

    Shit in it.

    • franco cozzo on 09/11/2023 - 15:32

      i was going to suggest floating some picnic bars in there but yours is better

  • JIMB0 on 09/11/2023 - 15:05

    Has any died yet?

    • jv on 09/11/2023 - 15:06

      3 possums.

  • Trying2SaveABuck on 09/11/2023 - 15:47

    they need to sack the muppets being paid to look after the pool conditions but clearly dropping the ball

  • uk3000 on 09/11/2023 - 17:09
    +1

    An update, from the Strata committee:

    "The pool is a matter for the CA as it is Common Property so has to be managed by the CA.

    It is not up to a resident to get independent samples of the pool water, it must be done through the Building Manager who is employed by the CA to ascertain this information."

    Me: WTF?

    • kiitos on 10/11/2023 - 09:56

      What's a CA?

    • Love a bargain on 10/11/2023 - 15:34
      +1

      Ignore them. They're just showing their dominating/ power-trip nature.

  • Pumpkin_rrr on 09/11/2023 - 17:28
    +3

    Time and again I come across similar situation: Owner of Strata Property not happy with the Body Corp, but not wanting to join the Committee.
    A property is one of the most expensive assets anyone ever own, or in some cases, the most expensive asset. And yet people cant put in a bit of time to look after it. I am always saddened by this.

    Body Corp/Strata is a special area, unlike landed properties. The knowledge you gain will stay with you forever (intangible asset). Treat that as an investment.

    Body Corp Managers are just Admin/secretary. They work for the Owners (Body Corp) and take instruction from the BC.
    Building Managers are Caretakers.
    These people I'd call them Contractors, their duties are specified in the various Contracts and Agreements.

    The secret of a successful Complex is a strong, active and engaging Committee.

    • clover on 09/11/2023 - 21:22
      +2

      Exactly. people buy into strata and just assuming someone else will do their job on their behalf too. If you want to them to act fast, join the committee yourself. If you dont have time, the same for everyone in the committee.

      • uk3000 on 09/11/2023 - 21:57
        +1

        I'm new to this Strata. But I just spoke with an seasoned owner here and that's what he told me:

        "A few of us have tried to get on committee before, it’s very hard as <username> has a tribe of people she can call on to keep us off"

        • kiitos on 10/11/2023 - 10:02
          +1

          Wow, not having ever lived in an apartment, I thought every owner should be able to be on the committee.

          • Love a bargain on 10/11/2023 - 15:29

            @kiitos: Committee members are elected. So you'd often find an "old boys club" type situation.

        • Pumpkin_rrr on 10/11/2023 - 13:19
          +1

          What is this really mean?
          "<username> has a tribe of people she can call on to keep us off"

          Here's a homework for you: have a look at the legal procedure for nomination of Committee. Afaik, nobody is above the law. I have sat in various positions and never had an issue.

          • Love a bargain on 10/11/2023 - 15:32

            @Pumpkin_rrr: It really depends on the strata… if it's a small block and that person and her "friends" own a significant %, it's very hard to break through that barrier & get onto the committee.

            • Pumpkin_rrr on 10/11/2023 - 18:12
              +1

              @Love a bargain: Maybe, but have they even tried?
              If more than one person nominate for one position, they just need to get a vote.
              Trust me, I've seen a whole Committee being toppled several times. If there's a will there's a way.

              • uk3000 on 13/11/2023 - 22:26

                @Pumpkin_rrr: It's a sounds advice. I'll see if I can convince the fellow residents to follow it.

              • Love a bargain on 15/11/2023 - 08:21
                +1

                @Pumpkin_rrr: Yes, i know it can be done. I have also seen it done. (I've seen the whole committee being replaced. I've also seen only one person breaking into the existing committee, where "old boys" still have majority.) Each time, it took quite literally an uprising to achieve that. It's not as simple as "just put your hand up and get on the committee" or STFU as others have allure to.

  • brendanm on 09/11/2023 - 18:05
    -1

    Sell apartment, buy house, do your own pool maintenance.

  • AndyC1 on 09/11/2023 - 19:48
    +3

    I would suggest sending a letter stating that as strata has been informed of the dangerous issues with the pool that if any issues do occur then the strata executive will be directly responsible legally for any issues that occur.

    I would also call the council about the rules for strata pools where the pools are dangerous.

    • uk3000 on 09/11/2023 - 21:00

      Who should I sent this letter to? A fellow resident who did her own test just heard from a committee member she directly reached out to via email:

      "The pool is a matter for the CA as it is Common Property so has to be managed by the CA.

      It is not up to a resident to get independent samples of the pool water, it must be done through the Building Manager who is employed by the CA to ascertain this information."

      • OZBargainer in SA on 10/11/2023 - 09:10
        +1

        If you and the other residents have the test results in writing, email them to the committee member and advise them (again?) that it has affected your health and that local authorities will be notified because it is a serious health risk.

      • AndyC1 on 10/11/2023 - 18:51

        Send it to santa at the north pole.

  • ihbh on 09/11/2023 - 19:53
    +1

    Go to a second pool shop to verify the views of the first shop to give you more weight with the committee. Also check what their maintenance program (or a contractor they recommend) and if cheaper/similar to current mob, will help your cause with the strata committee.

    • uk3000 on 09/11/2023 - 21:01

      Thanks! Another resident did her own test with the same corroborating results. I don't have access to the details of their maintenance program.

  • cordsplace on 10/11/2023 - 17:05
    +1

    I sit on a strata council and have for some years. Yep there can be a bit of time but if you want to be involved attend the AGM and consider being on the Council. 90%+ of unit holders do not attend the AGM or be involved as a council member but have time to bend your ear when things seem to go wrong.

    This is a Strata Manager issue and he/she should be the main contact not the Council members unless the former is not solving the problem. We've just changed our Strata Manager after 18 years. We were being taken for granted and virtually being told we were lucky to have them. The new Strata Manager is fantastic. We did our homework and selected one of the best.

    • Love a bargain on 10/11/2023 - 18:09

      Same happened to us. The last strata manager didn't even do the bare minimum. Changed strata manager and had to play catch up on lots of repair and maintenance work.

  • WT on 10/11/2023 - 22:22

    would flushing some of the water help? Accidentally leave a hose in the pool

    • uk3000 on 11/11/2023 - 10:44

      I'd like to avoid "accidents" like that. If if there were no cameras around the common area, that still wouldn't be my way of resolving common property issues.

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