Can the committee raise a special levy without owner approval?

No. A committee cannot raise a special levy on its own authority. A special levy requires a resolution passed at a general meeting of all lot owners — an ordinary resolution (more votes for than against) is sufficient in most cases. The committee would call a general meeting, present the reason for the special levy and the amount required, and owners vote on it. Special levies are usually raised for unexpected urgent expenditure not covered by the sinking fund — for example, emergency structural repairs or a large uninsured loss. The exception is genuine emergency expenditure necessary to prevent serious damage or injury, where the committee can act immediately and must then report the expenditure to owners as soon as practicable. This article is general information only and not legal advice.