Strata general meetings (other than an AGM), extraordinary general meetings and special general meetings are the same thing. They are called different things in different states.
NSW, SA, ACT, NT – General Meetings
QLD & WA – Extraordinary General Meetings
VIC & TAS – Special General Meetings
General meetings, an extraordinary general meeting or a special general meeting should be held when needed (eg. to change, cancel or make by‑laws, to appoint or dismiss a strata managing agent). There is no minimum number of these meetings each year.
Usually the committee (strata council, body corporate) will decide to call a strata general meeting. But owners can also request a general meeting.
The secretary or a strata committee (formerly executive committee) of an owners corporation may convene a strata general meeting (that is not an annual general meeting) of the owners corporation at any time.
Owners can request a general meeting, known as a qualified request, if it is made by one or more owners of a lot or lots in the strata scheme having a total unit entitlement of at least 25%.
The secretary of the owners corporation, or another officer if the secretary is absent, must convene a general meeting not later than 14 days after, receiving a qualified request.
- A general meeting may be called by a member of the committee, including a non-voting member of the committee, if the member is authorised by a resolution of the committee to call the particular meeting.
- A general meeting may also be called by a person authorised or required to call a general meeting by an order of an adjudicator acting under the dispute resolution provisions.
- An extraordinary general meeting (a requested extraordinary general meeting) of the body corporate must be called if a notice asking for an extraordinary general meeting to consider and decide motions proposed in the notice is—
- signed by or for the owners of at least 25% of all the lots included in the community titles scheme; and
- given to the secretary or, in the secretary’s absence, the chairperson or, if the committee has not yet been chosen, given to the original owner.
In Queensland, a requested extraordinary general meeting must be called within 14 days after the notice has been given to the secretary or, in the secretary’s absence, the chairperson or, if the committee has not yet been chosen, given to the original owner. The meeting then must be held within 6 weeks of such notice.
Read more on calling an extraordinary meeting in Queensland here: Body Corporate and Community Management (Standard Module) Regulation 2008
A special general meeting may be convened by:
- the chairperson of the owners corporation; or
- the secretary of the owners corporation; or
- a lot owner nominated by lot owners whose lot entitlements total at least 25% of all lot entitlements for the land affected by the owners corporation; or
- the manager of the owners corporation
- acting on the authority of the committee; or
- if nominated by lot owners whose lot entitlements total at least 25% of all lot entitlements for the land affected by the owners corporation; or
- in the absence of a committee.
Read more on calling a special general meeting in Victoria here: Owners Corporations ACT 2006
A strata general meeting may be convened by:
- the secretary,
- any two member of the committee
- the unit holders of one-fifth or more of the total number of units
- in the case of the first such meeting—the original registered proprietor; or
- order of the Magistrates Court
Read more on calling a general meeting in SA here: Strata Titles Act 1988
- The strata council can call an extraordinary general meeting whenever it see fit.
- An extraordinary general meeting must also be held upon a requisition, in writing, by proprietors entitled to a quarter or more of aggregate unit entitlements.
Read more on calling an extraordinary general meeting in Western Australia here: Strata Titles Act 1985
- A special general meeting of the body corporate may be called by the committee of management or the secretary at any time
- A special general meeting must be called if not less than one-third of the total number of members of the body corporate require one.
Read more on calling a special general meeting in Tasmania here: Strata Titles Act 1998
- The executive committee of an owners corporation may call a strata general meeting, by whenever it considers appropriate.
- A meeting request or written request for a general meeting must state the matters to be considered at the meeting, from people who are entitled to vote on all motions for units whose combined unit entitlement is at least 1/4 of the total unit entitlement in the units plan.
Read more on calling a general meeting in the ACT here: Unit Titles (Management) Act 2011
A general meeting of the body corporate, other than the first annual general meeting, may be called by:
- the chairperson of the body corporate; or
- the secretary of the body corporate; or
- the body corporate manager; or
- a person with a right to vote at the meeting nominated by persons who together have the right to vote in relation to at least 25% of the total interest entitlements of the scheme.
Read more on calling a general meeting in NT here: Unit Title Schemes (Management Modules) Regulations – Schedule 2