Graham Hall [2000] QBCCMCmr 51 (8 February 2000)

C G YOUNGREFERENCE: 0042-2000

ORDER OF AN ADJUDICATOR

MADE UNDER PART 10 OF CHAPTER 6

BODY CORPORATE AND COMMUNITY MANAGEMENT ACT 1997

Number of Scheme:	12736
Name of Scheme:	Graham Hall
Address of Scheme:	5 Hardgrave Road WEST END QLD 4101

TAKE NOTICE that pursuant to an application made under the abovementioned Act by

Janette Pamela Munson, the owner of all Lots 1 to 6,
C G YOUNGC G YOUNGI hereby order that -

1. Joseph Alfio Mangano (the appointee) C/- Mangano & Co Solicitors GPO Box 23 Brisbane Qld 4001 be appointed as administrator to call, hold and chair a general meeting (“the meeting”) of “Fairview Place” within three (3) weeks of the date of this order.

2. For the purpose of calling, holding and chairing the meeting, the administrator shall have all the powers of chairperson, secretary and treasurer of the body corporate, and of the committee, with the exception of the following powers –

•	To further delegate any of these powers to another person; or
•	To incur expenditure apart from that necessary for the calling and holding of the meeting.

3. The administrator shall hold the appointment for the period beginning from the date of this order until the close of the meeting ordered.

I further order that –

1. Under section 42(4) of the Body Corporate and Community Management (Standard Module) Regulation 1997 (the “Standard Module”) no notice of meeting need be given.

2. The meeting must consider and determine the matters set out in section 62(3) of the Standard Module.

3. The meeting may consider any other motion before it.

I further order that the meeting shall be deemed to be the first annual general meeting of the scheme.

STATEMENT OF ADJUDICATOR’S REASONS FOR DECISION - REF 0042-2000

“Graham Hall” CTS 12736

The applicants have sought the following order of an adjudicator under the Body Corporate and Community Management Act 1997 (“the Act”), quote -

That I, Janette Pamela Munson, be appointed to call the First Annual General Meeting of the Body Corporate.

Section 223(1) of the Act provides that an adjudicator may make an order that is just and equitable in the circumstances to resolve a dispute, in the context of a community titles scheme, about a claimed or anticipated contravention of the Act or the community management statement. An order may require a person to act, or prohibit a person from acting, in a way stated in the order (section 223(2)).

Specifically, without limiting the power of an adjudicator to make an order under section 223(1), an adjudicator may order the body corporate to call a general meeting of its members to deal with stated business or to change the date of an annual general meeting (section 223(3)(p)). Alternatively, the adjudicator may order the appointment of an administrator, and authorise the administrator to perform obligations of the body corporate, its committee, or a member of its committee under this Act or the community management statement (section 223(3)(v)).

The administrator has the powers given to the administrator under the order (section 248(2)). Section 248(3) provides that the order may –

a)	withdraw all or particular stated powers from the body corporate (and any delegate of the body corporate) or from stated officers of the body corporate until the administrator has taken the necessary action to secure compliance with the obligations; and
b)	require officers or delegates of the body corporate to take stated action to help perform the work the administrator is required to perform; and
c)	fix the administrator’s remuneration.

An order appointing an adjudicator may be the only order the adjudicator makes for an application (section 223(4)(a)). An adjudicator’s order may contain ancillary or consequential provisions the adjudicator considers necessary or appropriate (section 230(1)).

Section 62 of the Body Corporate and Community Management (Standard Module) Regulation 1997 (the “Standard Module”) provides that the original owner must call and hold the first annual general meeting of the body corporate within one month after the first of the following to happen –

(a) more than 50% of the lots included in the scheme are no longer in the ownership of the original owner;

(b) 6 months elapse after the establishment of the scheme.

Moreover the agenda for the meeting must include the items set out in section 62(3) of the Standard Module. If the original owner does not call and hold the first annual general meeting as required by the section, the order of an adjudicator under the dispute resolution provisions may include an order appointing a person to call the first annual general meeting within a stated time (section 62(4)).

The supporting grounds to the application disclose that the applicant purchased all of the lots comprising the scheme from Cayment Pty Ltd on 19 February 1991. It is her belief that no first annual general meeting was ever held as there are no body corporate records; the original owner, Graham-Hall Constructions Pty Ltd, cannot be located. The applicant has sold the lots and wishes to regularise the operations of the body corporate by holding a meeting, to be deemed the first annual general meeting, to put the scheme on a proper legal footing. Thereafter the body corporate can administer itself in accordance with the legislation.

In the circumstances, I am satisfied that an order should be made in terms authorised by section 62(4) of the standard module, and as requested in this application.Joseph Alfio Manganoc/- Mangano & CO., Solicitors, GPO Box 23, Brisbane Qld 4001xxxx2n