What is a Community-Managed Building?

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Community-managed buildings, such as RITZ 88 in Adelaide, operate under the Community Titles Act 1996 (SA). This legislation governs the management and operation of buildings like ours which are divided into privately owned lots (residential or commercial) and collectively owned common property. Common property includes shared areas such as foyers, hallways, lifts, the roof, and the basement. These shared spaces are jointly owned and managed by the building's Community Corporation, of which every lot owner is a member. Our Corporation for RITZ 88 building is called 'Corporation 20415 Inc'.

Governance and Management

Each year, an Annual General Meeting (AGM) is held where owners elect a Management Committee comprised of willing and nominated owners or non-owners (if the building has residential and commercial lots like ours). This Committee is responsible for the overall management of the Corporation and is legally obligated to act in the best interests of all owners.

Management Committee

The Committee is tasked with:

• Managing common property (and effectively the building as a whole)

• Enforcing community by-laws

• Ensuring compliance with the Community Titles Act 1996

• Management of and close liaison with the Body Corporate Manager and Building Caretaker

• Decisions for the building (within the confines of the Act)

Body Corporate Manager

The Corporation also engages a Body Corporate Manager to assist with administrative and financial responsibilities. Currently, Michael Christou from Whittles Management holds this role. Whittles is responsible for:

• Collecting body corporate fees

• Maintaining records

• Organising maintenance services

• Ensuring legislative and regulatory compliance

The decision to continue with the Body Corporate Manager is made by vote by all the owners at each AGM.

Card Programming System (CPS)

Access cards for RITZ 88 are programmed by our building caretaker. Bookings to have card programmed or replaced can be made on our website ritz88.com.au.

Key Contacts and Roles(click here)

• Management Committee - Gojko Filipi (Presiding Officer & Secretary) and Belinda Bartel (Committee Member) manage operations, Whittles and Building Caretaking on behalf of the Committee.

• Body Corporate Manager – Michael Christou, Whittles is our Body Corporate Manager.

• Building Caretaker - manages the maintenance and cleanliness of common areas, oversees rubbish services, and coordinates trades access. He works closely with Michael from Whittles and the Committee.

Community By-Laws

Our building operates under a set of Community By-Laws, which regulate property use, conduct, and owner/resident responsibilities. All owners, tenants, residents, and their agents must comply with these by-laws. Breaches may result in penalties. A copy of the by-laws can be found here.

Meetings and Voting

In addition to the AGM, Extraordinary General Meetings (EGMs) may be called when necessary. All owners are entitled to vote on motions presented at both types of meetings. You may nominate a proxy to vote on your behalf by completing a Proxy Form. You may still attend the AGM in person, override your proxy at the meeting, or provide specific voting instructions to your proxy - your vote is yours to decide