Information and current initiatives
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OSG initiatives
Main OSG initiatives
1. Main initiatives
Drafting scopes of work for motions and timeframes agreed at the AGM
– Examination of the Long Term Maintenance Plan (LTMP)
– Potential sale of the Ridge Resort
– Suggesting ways to improve the owners portal
• Upgrading the Ridge OSG website to promote the resort
• Developing information material to assist owners
• Investigating alternatives to the Body Corporate model
• Writing a relevant NZ timeshare glossary
OSG newsletters
OSG newsletters
Management
Management Contracts Explained.
How a Management Company helps the Body Corporate
A professional management company ensures the resort runs smoothly and owners get the most from their investment. Key roles include:
- Administration & Governance: Organising meetings, keeping records, and ensuring legal compliance.
- Financial Management: Preparing budgets, collecting levies, and providing transparent reporting.
- Maintenance & Upgrades: Coordinating repairs and keeping units and shared areas in top condition.
- Bookings & Guest Services: Managing reservations, check-ins, housekeeping, and guest experiences.
- Strategic Advice: Supporting long-term planning and operational improvements.
- Compliance & Risk Management: Protecting the Body Corporate and owner interests.
In short: They handle daily operations so the Body Corporate can focus on decisions that protect and enhance our asset.
Reviewing the Management Contract
From time to time, it’s good practice for the Body Corporate to review its management contract.
This can be an open process or a closed one.
open --a tender is advertised for the work and anyone can respond.
closed --specific providers are approached directly to provide a proposal.
Either process can include a call for Expressions of Interest (EOI), where interested providers can introduce themselves and outline their capability. From there, a shortlist will be invited to participate in a full tender process (closed process), where detailed proposals and pricing will be submitted for evaluation, or, the information gained from the EOI process can be used to provide a more detailed tender to be advertised openly for anyone to respond.
Each proposal outlines how they would manage:
- Administration and governance support
- Maintenance and facilities care
- Housekeeping and guest services
- Bookings and owner support services
- How they would charge for these servces
Why Do This?
To ensure the resort remains:
- Well managed
- Transparent and accountable
- Good value for owners
Tendering is not about changing for the sake of change — it is about confirming the best management approach for the resort moving forward.
Role of BCC
The Role of the BCC in a Timeshare Resort
In a timeshare resort, all owners share responsibility for the property. The Body Corporate Committee (BCC) is elected by owners to help manage the resort on their behalf and ensure it is well run, well maintained, and financially sustainable.
While all owners vote on major decisions at general meetings, the committee plays a vital governance and oversight role throughout the year.
Role of the Body Corporate Committee.
- Represent All Owners
- Oversee Resort Maintenance
- Determine Budgets, Levies, and oversee Financial Management
- Implement Decisions of Owners
- Set and Enforce Rules
- Work with the Resort / Body Corporate Manager
- Protect the Future of the Resort
- Ensure Good Communication and Transparency
- Act Responsibly and in Good Faith
A capable and transparent committee helps to:
- Maintain high standards and guest satisfaction
- Protect property values and resale potential
- Keep levies fair and well-managed
- Prevent costly repairs through forward planning
- Avoid disputes and promote harmony
- Secure the resort’s long-term future
LTMP Explained
Long Term Maintenance Plan
Why the Ridge Resort Needs a Long-Term Maintenance Plan (LTMP).
As owners, we all want our timeshare to remain safe, enjoyable, and valuable. One of the key tools for achieving this is a Long-Term Maintenance Plan (LTMP).
An LTMP is essentially a roadmap for maintaining and repairing the property over many years. It helps the Body Corporate Committee (BCC) plan ahead so that everyone’s investment is protected.
The Unit Titles Act 2011 mandates that the Ridge Resort has to have a LTMP – and it must cover the next 30 years, although only the first 10 years are required to be provided in detail.
Benefits of a Good LTMP:
- Predictable Costs: Helps set owner levies fairly and avoids sudden “special levies” for unexpected repairs.
- Proactive Maintenance: Repairs and replacements are done before problems become urgent and expensive.
- Transparency: Owners can see what maintenance is planned, when, and why.
- Property Value Protection: Keeps units in good condition and preserves resale value.
- Risk Management: Reduces safety risks and ensures compliance with building regulations.
The Unit Titles Act 2011 requires the LTMP to be reviewed at least every three years to ensure that the necessary maintenance work and associated costs remain current.
Risks of Not Having a Good LTMP:
Without a robust LTMP, the risks increase significantly:
- Unexpected Costs: Urgent repairs can lead to huge special levies, often at inconvenient times.
- Declining Property Condition: Deferred maintenance can result in costly damage and a less enjoyable stay for owners.
- Disputes Among Owners: Lack of clarity on maintenance responsibilities or costs can create tension and mistrust.
- Lower Property Value: Poorly maintained units are harder to sell or rent.
- Higher Risk Exposure: Safety hazards may arise, and insurance claims could be affected if maintenance isn’t properly planned.
In short: An LTMP isn’t just paperwork—it’s a tool that protects your investment, keeps the property safe, and ensures everyone’s levies are managed fairly.
The Ridge Resort does have a LTMP.
- The current Long-Term Maintenance Plan (LTMP) was approved by the Body Corporate Committee in late 2024 and is available to owners on the Classic Holidays website..
- It has not been formally presented at an AGM, although a brief summary of estimated costs was approved in 2023.
- There are significant concerns about the accuracy and relevance of the current LTMP, especially regarding cost estimates and the scope of required work.
- Due to these concerns, Classic Holidays is currently using its own internal maintenance planning rather than the official LTMP.
Review of the plan
- Under Section 157C of the Unit Titles Act, if there are concerns that may materially affect the LTMP, the plan must be reviewed as soon as practicable and not simply left until the scheduled three-year review.
- Revising the LTMP will involve cost, as the Act requires that a “suitably qualified professional” be engaged to prepare or update the plan.
- This is important because neither the Body Corporate Committee nor Classic Holidays have the specialist expertise required to produce a compliant and accurate LTMP.
Examine sale
MOTION: Investigate Sale of the Resort
That the BCC, with assistance from Classic, work with the Ridge Resort Queenstown Owners Support Group (OSG) to investigate the process required to sell the resort both as a single entity and as separate units and report back to the BCC prior to the 2026 AGM on the associated costs and the likely timeframe, together with the particular complexities associated with our resort.
Purpose of the Motion
This motion was presented by the Owners Support Group (OSG) because we believe any potential sale of part or all of the Resort is complex.
Before any decisions are made, owners need a clear understanding of what would actually be involved — including the legal, financial, and practical implications.
Importantly, this investigation does not commit the Body Corporate to a sale.
Its purpose is simply to gather accurate information so that owners can make informed decisions about the future of the Resort.
Key Issues Identified by OSG
1. Mixed Ownership Structure consisting of
- Private Owners
- Timeshare Owners
- Undeveloped section owners
2. Legal and Property Considerations Including
- Overseas Investment Act – restrictions on foreign purchasers.
- Brightline Test – possible tax implications on sale.
- KiwiSaver First Home rules – as timeshare titles are legally classed as property.
Background
This motion does not propose selling the Ridge Resort.
Instead, it seeks to commission a report outlining what would be involved if a sale were ever considered.
The report will explore a range of options, including but not limited to:
- Selling all or part of the resort
- Separating private units from the timeshare chalets
- Potentially restructuring the body corporate into a company
More than 70% of owners responding to the Ridge Resort Queenstown Owners Support Group (RRQ OSG) survey listed selling their unit as their main concern.
Common reasons included age, rising levies, limited family interest, health issues, and the desire for more flexible holiday choices.
With over 76% of owners aged 61 or older, the number wishing to sell is expected to continue increasing.
Objective of the Investigation
The Body Corporate Committee (BCC), Classic Holidays, and the Owners Support Group (OSG) will collaborate to:
- Identify the legal process and key steps required to sell part or all of the resort
- Estimate the likely costs, timeframes, and feasibility of the various options
- Understand the implications for both private and timeshare owners
- Deliver a comprehensive report before the 2026 AGM, ensuring any future decisions are fully informed and transparent
Scope of Work
The OSG has submitted a proposed scope of work for the BCC to review.
This was submitted in August 2025, and a formal response is still awaited.
Owner portal
ACTION : Improve the Owner Portal
The owners resolved that the BCC ask Classic to improve the Owner Portal, with special emphasis on greater separation of items of interest eg newsletters, finances, levy notices, BCC meeting minutes, AGM minutes etc and that this be reported back to owners prior to the 2026 AGM.
What would you like to see on the Classic's owner portal. Please email your suggestions to: ridge.qtn@gmail.com
The current Owner Portal is difficult to navigate, with important information buried under Quick Links on the Classic Holidays site. The slow display and poor organisation make it hard for owners to find what they need.
At present, documents are lumped together in one place, including:
- Forms – often with unclear titles
- Regulatory/Reporting documents – mainly joint venture rules between Classic Holidays and 7Across
- Weeks Calendars (2022–29) – showing the 32-week booking windows
- AGM & Financial packs – large, complex documents (e.g. 36 pages in 2024) combining reports, financials, and updates
- Newsletters – hidden within the AGM packs
- Minutes – BCC and AGM minutes, but not in date order
- Mailouts – annual levy notices bundled with budgets and newsletters
- Legals – body corporate operational rules
A simple restructure—separating these into clear categories and presenting them in date order—would make key documents much easier for owners to access.
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Title Structure
Title Structure at the Ridge Resort
The tiered structure utilised at the Ridge can be summarised as follows:
The Unit Title
This applies to every timeshare and non-timeshare (private) unit. Ownership of a Unit is freehold, meaning the owner holds a fee simple title and forms part of the owner’s Estate until transferred to a third party. For each timeshare chalet there are 51 unit titles. For each private unit there is one title.
The Timeshare Lease / Weeks
This applies to all the timeshare units only. The fifty-one owners of a Unit have agreed amongst themselves that each owner shall have exclusive use of that unit for one week, Friday to Friday, each year, referred to in the lease as The Timeshare Week. Each owner has been allocated one week per title owned. For each week there is a separate lease. The lessor is all 51 owners and the lessee is the owner allocated that particular week. The leases commenced in 1988 and last for 999 years. The lease is transferred with the title.
The Pooling Deed
This is a legal agreement between some Timeshare Week owners who have elected to pool their Timeshare Weeks together. The participating owners are then able to reserve any available week in any unit within the pool. This provides flexibility with timing, and these are referred to as Floating Weeks.
Owners who have not participated in the Pooling Deed can only use the week, that is the Unit and the Timeshare Week specified in their Title and Timeshare Lease. These are referred to as Fixed Weeks.
Biennial Weeks
Some timeshare weeks were sold as alternate years only. All of the above applies but the lease stipulates Odd or Even years. Biennial weeks might be floating or fixed.
a. Principal Units
- Unit Plan 20743 (UP) lodged with LINZ defines the 32 Principal Units (Unit) and areas of Common Property that together make up the Ridge Resort. The plan specifies the location and boundaries of each Unit in the horizontal plane, as well as its vertical extent, as recorded in the height-limit table on the face of the plan.
- Each unit issued a separately identifiable record of title based on the definition shown on the UP.
- Units numbered 17–27 are classified as Non-Timeshare Units, commonly referred to at The Ridge as Private Units. (The Act refers to these Private Units as “a Principal Unit that is not a timeshare unit”.) These typically have one or only a few owners – usually owned within one family.
- The Units numbered 1-8, 11- 16 and 28-32, are termed Timeshare Units. Each of these have 51 Owners, each of whom are issued their own unique record of title, recording that they each own an undivided 1/51st share of their specific Unit.
- Units 9 and 10 are Future Development Units . Records of title have been issued for this interest even though these units have not been constructed. The owners’ rights and obligations are outlined in the UTA.
b. Common Property
● Areas not part of any unit are common property.
● Common property is collectively owned by all unit owners via Body Corporate. At the Ridge Resort this includes all outside areas and certain indoor areas including the owners lounge and the office. No Right of Title is issued for common property.