All properties with a swimming pool or spa being sold or leased on or after 29 April 2016 will need a valid certificate of compliance or a relevant occupation certificate. A relevant occupation certificate is one less than three years old which authorises the use of the swimming pool. In the event of a sale, the certificate must be attached to the contract for the sale of land.
Where a certificate of compliance cannot be obtained, the vendor will be able to transfer the responsibility to obtain a certificate of compliance to the purchaser. The responsibility is transferred by attaching a certificate of non-compliance to the contract for the sale of land. The purchaser will then have 90 days from the date of settlement to rectify defects listed in the certificate of non-compliance and obtain a certificate of compliance.
In addition to a certificate of compliance, certificate of non-compliance or relevant occupation certificate, a certificate that the swimming pool is registered must also be attached to the contract for the sale of land.
Failure to attach the certificates may allow the purchaser to rescind the contract for the sale of land within 14 days of exchange, unless settlement has already occurred.
There are some exceptions, including strata or community schemes comprising more than 2 lots, and if the contract is an off the plan contract.
A certificate of compliance can be obtained from the local council or an independent accredited certifier who is registered with the Building Professionals Board. Further information can be found on the Swimming Pool Register website at http://www.swimmingpoolregister.nsw.gov.au/
We suggest you allow plenty of time to obtain a certificate of compliance as anecdotal evidence suggests that around 95% of pools fail at the first inspection. With many councils it can take up to 90 days before a pool becomes compliant.
No. The changes to the ACL will apply to standard form small business contracts if:
the contract is for a supply of goods or services, or a sale or grant of an interest in land; and
at the time of entering into the contract, at least one party is a business that
employs less than 20 people; and
the upfront price payable under the contract is no more than $300,000 or if the contract is for more than 12 months it is for no more than $1 million.
What is a standard form contract?
A standard form contract is one where there is no negotiation between the parties and it is provided on the basis that it is either accepted in whole or not all.
A contract will be presumed to be a standard form contract if a business alleges it is one and it will then be up to the other party to prove otherwise.
What is an unfair term?
A term is unfair if it:
“would cause a significant imbalance in the parties’ rights and obligations arising under the contract”; and
“is not reasonably necessary in order to protect the legitimate interests of the party who would be advantaged by the term”; and
“would cause detriment (whether financial or otherwise) to a party if it were to be applied or relied on”. (see section 24 of the ACL)
Terms that may be deemed unfair could include:
a term that permits one party (but not another party) to avoid or limit performance of the contract;
a term that permits one party (but not another party) to terminate the contract;
a term that penalises, or has the effect of penalising, one party (but not another party) for a breach or termination of the contract.
Further examples of potentially unfair terms can be found in section 25 of the ACL but it is by no means an exhaustive list.
What does this all mean?
If a court or tribunal determines that a standard form small business contract includes an unfair term then that term will be void and not binding on the parties. The balance of the contract will continue to operate to the extent that it can without the unfair term.
What you can do to become ready
If you haven’t already done so, it is time to start reviewing any standard form contracts you have that may be considered a small business contract and take steps to ensure they comply with the new legislation.