[200William-EC SP67851] SMOKING IN MARQUIS

Tue Apr 20 16:07:20 AEST 2021

Hi Matt,

Our by-law states, in line with the NSW law, that no one can smoke in the
building's common area or in any of the apartments/lots (including the
parking areas and balconies).

This law applies to all apartments in our building.  Period. I don't have to
provide evidence Matt.  Suffice to say I smell both types of smoke often and
again it's against the law. 

The letter must go out Matt.  If we're going to advise one apartment, why
not all at the same time?  Please review this matter again as soon as
possible. Thank you.

Cheers,

Craig

.

From: ec-bounces at 200william.com <ec-bounces at 200william.com> On Behalf Of
Matthew Perkins
Sent: Tuesday, 20 April 2021 3:23 PM
To: ec at 200william.com
Subject: Re: [200William-EC SP67851] SMOKING IN MARQUIS

Hi Craig,

 It sounds like you have a complaint that smoke from a specific neighbor is
entering your lot. Perhaps we can address that exact neighbor and problem. 

Which lot do you think the smoke is coming from and what evidence do you
have that the smoke is coming from that lot.  It's my understanding from
Leanne that for us to act we would need some sort of evidence, is that
something you have or can obtain ? 

Kind Regards

Matt

On 20/4/21 11:37 am, Craig Laforest wrote:

Hello Ed,

I have to restate my (same) situation.

I'm already receiving unwanted smoke from cigarettes and marijuana into my
home.  I can tell the apartment it is coming from. 

The N.S.W. law states: :Most residents are unaware of the Bylaw stating 'No
smoking in all common areas AND No Smoking inside your own apartment'. The
bylaw clearly states that Owners, tenants, or friends are not allowed to
smoke inside your own apartment under any circumstances."  We have a by-law
in place which does not allow anyone to smoke in their lot/s or in common
areas.

Some occupants may not be aware smoke is drifting to their neighbour's lot.
If discussions fail and by-laws continue to be breached, there's the option
of taking the matter to the  <https://www.ncat.nsw.gov.au/> NSW Civil and
Administrative Tribunal and I will have to do this.

It's clear Ed.

Regards,

Craig

From: Edward Sainsbury  <mailto:edwardsainsbury at hotmail.com>
<edwardsainsbury at hotmail.com> 
Sent: Tuesday, 20 April 2021 11:10 AM
To: Craig Laforest  <mailto:cscl at optusnet.com.au> <cscl at optusnet.com.au>;
'Matthew Perkins'  <mailto:matt at spectrum.com.au> <matt at spectrum.com.au>;
ec at 200william.com <mailto:ec at 200william.com> 
Subject: RE: [200William-EC SP67851] SMOKING IN MARQUIS

Hi Craig,

Thank you for the email. I completely empathise with a strong disliking
passive smoke. It does detract from enjoying your balcony etc. I don't know
what the practical solution is in apartment living.

I feel that if we put out the letter, it would have no practical effect, and
would only alienate and antagonise other residents who might occasionally
smoke, or have guests that do. 

I feel that Tribunal would kick out a fine of $11,000 imposed by the EC, and
we would just spend money on lawyers to no effect. 

Therefore for the harmony of the property it is better to restate that
smoking in common areas is banned. We could also write, that if you are
smoking in your apartment, please be considerate to where the smoke goes,
and those apartments around you.

Regards,

Ed

From: ec-bounces at 200william.com <mailto:ec-bounces at 200william.com>
<ec-bounces at 200william.com <mailto:ec-bounces at 200william.com> > On Behalf Of
Craig Laforest
Sent: Saturday, 17 April 2021 7:41 PM
To: 'Matthew Perkins' <matt at spectrum.com.au <mailto:matt at spectrum.com.au> >;
ec at 200william.com <mailto:ec at 200william.com> 
Subject: Re: [200William-EC SP67851] SMOKING IN MARQUIS

Good evening gentlemen,

Thank you for your responses.

While it's all very well to say let people do what they want in terms of
smoking in their own apartments, the law does state that it is not
acceptable if it encroaches into another apartment and the occupants find it
unhealthy.

We have a by-law in place which states it is not allowed.  Once a by-law is
in place the following applies:

Breach of a by-law and penalties

In NSW, residents in breach of any by-law risk that the Owners Corporation
makes an application to  <http://www.ncat.nsw.gov.au/> NCAT for the
imposition of a civil penalty for breaching the by-law. Such penalties are
quite severe. This penalty carries a monetary penalty of up to 10 penalty
units (which is $1,100). A repeat offender (ie one who was fined $1,100 and
breached the by-law again within 12 months of being fined) can be fined
$2,200.

Any owner who is in breach of the occupancy limits set out in the
legislation are potentially liable to fines of $5,500 and $11,000.

In the event that an owner breaches a NCAT Order to, for example, stop smoke
drift, or remove an animal, Section 72 (3) of the
<http://www.legislation.nsw.gov.au/#/view/act/2013/2/full> Civil and
Administrative Tribunal Act 2013 provides for a civil penalty. These
penalties have increased to up to $11,000 for an individual and $22,000 for
a corporation.

Please note the following also:

New NSW strata laws recognises smoking may cause nuisance or hazard to
another person

The  <http://www.legislation.nsw.gov.au/#/view/regulation/2016/501/full> new
legislation introduced in NSW in November 2016 has recognised that smoking
may cause nuisance or hazard to another person. Further, it has introduced a
<http://www.legislation.nsw.gov.au/#/view/regulation/2016/501/sch3> new
model by-law (which must be adopted) regulating smoke drift.

It offers two options to restrict smoke penetration in by-laws. If neither
option A or B is selected, option A will apply.

Option A
(1) An owner or occupier, and any invitee of the owner or occupier, must not
smoke tobacco or any other substance on the common property.
(2) An owner or occupier of a lot must ensure that smoke caused by the
smoking of tobacco or any other substance by the owner or occupier, or any
invitee of the owner or occupier, on the lot does not penetrate to the
common property or any other lot.

Option B
(1) An owner or occupier of a lot, and any invitee of the owner or occupier,
must not smoke tobacco or any other substance on the common property,
except: (a) in an area designated as a smoking area by the owners
corporation, or (b) with the written approval of the owners corporation.
(2) A person who is permitted under this by-law to smoke tobacco or any
other substance on common property must ensure that the smoke does not
penetrate to any other lot.
(3) An owner or occupier of a lot must ensure that smoke caused by the
smoking of tobacco or any other substance by the owner or occupier, or any
invitee of the owner or occupier, on the lot does not penetrate to the
common property or any other lot.

So, for example, if Option A were adopted, smoking would be permitted within
an individual's apartment provided that no smoke escaped into another
apartment or into common areas.

Even if the Owners Corporation does not have a by-law which prohibits
smoking or smoke penetration, the Owners Corporation could stop a person
from smoking under the nuisance/hazard provisions of the legislation if the
Owners Corporation could prove such nuisance/hazard being caused.

Again, we have a by-law in place which does not allow any smoke on a lot and
in common area.

I have a major issue with a neighbour smoking heavily, not only cigarettes,
but marijuana and it encroaches into my apartment. It is a nuisance and a
hazard.  Please note Option A (2) above.

I would appreciate your reconsideration of this matter so that a letter can
go out to tenants/owners asap.  I look forward to hearing from you.

Thank you.

Craig

From: ec-bounces at 200william.com <mailto:ec-bounces at 200william.com>
<ec-bounces at 200william.com <mailto:ec-bounces at 200william.com> > On Behalf Of
Matthew Perkins
Sent: Saturday, 17 April 2021 5:16 PM
To: ec at 200william.com <mailto:ec at 200william.com> 
Subject: Re: [200William-EC SP67851] SMOKING IN MARQUIS

I tend to agree Ed, 

Matt

On 17/4/21 5:03 pm, Edward Sainsbury wrote:

Hi EC,

I would say no to sending around the letter to residents. I do not want to
tell people how to live their lives in their own homes.

I would however enforce a no smoking rule in all common areas. A letter to
this effect would have my support.

Regards,

Ed

From: Brook Beves  <mailto:brookbeves at bigpond.com> <brookbeves at bigpond.com> 
Sent: Saturday, 17 April 2021 3:37 PM
To: 'Edward Sainsbury'  <mailto:edwardsainsbury at hotmail.com>
<edwardsainsbury at hotmail.com>; 'Craig Laforest'
<mailto:cscl at optusnet.com.au> <cscl at optusnet.com.au>; ec at 200william.com
<mailto:ec at 200william.com> ; ec-bounces at 200william.com
<mailto:ec-bounces at 200william.com> 
Cc: 'Marquis'  <mailto:Marquis at bfms.com.au> <Marquis at bfms.com.au>
Subject: RE: [200William-EC SP67851] SMOKING IN MARQUIS

Good afternoon Ed and Ors

Several published studies and recent case law, evidence that while smoking
is banned in enclosed COMMON or SHARED AREAS of multi-unit housing in
Australian states and territories, private living areas are generally exempt
from these bans.

Accordingly, to ban smoking in private living quarters is as you say not
"within the practical reach of the EC" and nor is it practically
enforceable.

I also do not smoke and whilst I do not encourage smoking within my unit, I
certainly do not ban my guests from smoking.

Regards

Brook

From: ec-bounces at 200william.com <mailto:ec-bounces at 200william.com>
[mailto:ec-bounces at 200william.com] On Behalf Of Edward Sainsbury
Sent: Saturday, 17 April 2021 2:33 PM
To: Craig Laforest <cscl at optusnet.com.au <mailto:cscl at optusnet.com.au> >;
ec at 200william.com <mailto:ec at 200william.com> ; ec-bounces at 200william.com
<mailto:ec-bounces at 200william.com> 
Cc: 'Marquis' <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> >
Subject: Re: [200William-EC SP67851] SMOKING IN MARQUIS

Hi Exec Committee,

Can the Body Corporate ban smoking inside a person's apartment? Is this
within the practical reach of the EC? I want to ensure we are not over
reaching.

My personal opinion is I am not for smoking, I do not smoke, and my
apartment is non-smoking.

Regards,

Ed

From: ec-bounces at 200william.com <mailto:ec-bounces at 200william.com>
<ec-bounces at 200william.com <mailto:ec-bounces at 200william.com> > On Behalf Of
Craig Laforest
Sent: Friday, 16 April 2021 9:34 AM
To: ec at 200william.com <mailto:ec at 200william.com> ; ec-bounces at 200william.com
<mailto:ec-bounces at 200william.com> 
Cc: 'Marquis' <Marquis at bfms.com.au <mailto:Marquis at bfms.com.au> >
Subject: [200William-EC SP67851] SMOKING IN MARQUIS

Good morning committee members,

In line with the law, we have agreed that there is to be no smoking in any
lot (inside and outside) and also in common areas. I am still smelling smoke
from some areas of the building and think it would be a good idea to send
the following out to each apartment and to put it in the notice box for a
short time, in each elevator.

Unless you have an objection to this, I will ask Darren to distribute a
letter to all apartments to advise tenants/owners that smoking is
prohibited, including the information below, as soon as he can.  This hasn't
been done before, I believe.

Thank you and regards,

Craig

Breach of a by-law and penalties

In NSW, residents in breach of any by-law risk that the Owners Corporation
makes an application to  <http://www.ncat.nsw.gov.au/> NCAT for the
imposition of a civil penalty for breaching the by-law. Such penalties are
quite severe. This penalty carries a monetary penalty of up to 10 penalty
units (which is $1,100). A repeat offender (ie one who was fined $1,100 and
breached the by-law again within 12 months of being fined) can be fined
$2,200.

Any owner who is in breach of the occupancy limits set out in the
legislation are potentially liable to fines of $5,500 and $11,000.

In the event that an owner breaches a NCAT Order to, for example, stop smoke
drift, or remove an animal, Section 72 (3) of the
<http://www.legislation.nsw.gov.au/#/view/act/2013/2/full> Civil and
Administrative Tribunal Act 2013 provides for a civil penalty. These
penalties have increased to up to $11,000 for an individual and $22,000 for
a corporation.

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