Alborough Court [2001] QBCCMCmr 65 (9 February 2001)

P J HANLYREFERENCE: 0059-2001

ORDER OF AN ADJUDICATOR

MADE UNDER PART 10 OF CHAPTER 6

BODY CORPORATE AND COMMUNITY MANAGEMENT ACT 1997

Number of Scheme:	5155
Name of Scheme:	Alborough Court
Address of Scheme:	15 Craig Street REDBANK PLAINS QLD 4301

TAKE NOTICE that pursuant to an application made under the abovementioned Act by the Body Corporate for Alborough Court CTS 5155

I hereby order that –

(1)	Elwyn C. Denman of Ipswich Body Corporate Management, 154 Brisbane Road, Booval Qld 4304 is appointed as administrator to call, hold and chair an annual general meeting (“the meeting”) of “Alborough Court” within three (3) months of the date of this order for the purpose of -
•	the consideration of motions included on the agenda of the meeting

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

(3)

The body corporate must pay him the sum of $275.00 which is inclusive of GST, for all work undertaken as is reasonable in carrying out the duties of administrator specified in this order, plus reimbursement of incidental costs incurred, which total amount may be levied on owners as a contribution, and recoverable as a contribution, under the Act.

I further order that within seven (7) days of the date of this order the administrator must give a copy of this order to each person whose name appears on the roll as the owner of a lot in the scheme (“lot owners”).

I further order that –

(1)	For the purpose of calling, holding and chairing the meeting, the administrator shall have all the powers of the chairperson, secretary and treasurer of the body corporate, and of the committee, with the exception of the following powers -
•	to further delegate any of those powers to another person; or
•	to incur any expenditure apart from that necessary for the calling and holding of the meeting,

except in regard to expenses that must necessarily be met and are capable of being authorised and incurred by a committee under the legislation.

(2)	The administrator must give at least fourteen (14) days written notice inviting owners to submit motions for inclusion on the agenda of the meeting.

(3)	The meeting shall be otherwise called and held as an annual general meeting in accordance with the Act, particularly sections 42 and 45 of the Standard Module and all other provisions relating to meetings under Part 4 of the Standard Module.

(4)	The administrator must not give the notice of meeting to owners earlier than twenty-one (21) days from the date of this order.

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 0059-2001

“Alborough Court” CTS 5155

The applicant has sought the following order of an adjudicator under the Body Corporate and Community Management Act 1997 (the Act), quote -

An order appointing Elwyn C. Denman to chair an extraordinary general meeting of the body corporate to formalise its affairs.

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 administrator 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)).

In the supporting grounds, the applicant states that there have been no meetings held for the body corporate since the plan was registered on 23 July 1990. The applicant further states that both owners are desirous of bringing the affairs of the body corporate into order.

Both owners consented to the application, and the person nominated to call and hold the meeting also consented in writing to his appointment.

In the circumstances, I am satisfied that an order should be made in terms authorised by section 62(4) of the standard module. The appointment is necessary to authorise a person to call and hold the first annual general meeting of the scheme, and allow it to thereafter proceed on a proper legal basis.Elwyn C. Denman of Ipswich Body Corporate Management154 Brisbane Road, Booval Qld 43043212nn