This is unlike any other property transaction.

When you buy a house, you own the property outright. With an Occupation Right Agreement, you are paying a capital sum for the right to live in a unit that remains owned by the village operator. You cannot sell the unit yourself, and when you leave, the refund process is governed by the ORA terms.

This fundamental difference affects everything from how your capital is treated to what you can leave to your family.

The Deferred Management Fee (DMF) is a percentage of your capital sum that the village retains when you leave. DMFs usually range from 20% to 30%, accruing over 3 to 5 years.

For example, if you pay $700,000 and the DMF is 30%, the village retains $210,000. Your maximum refund would be $490,000, before any other adjustments.

Most ORAs tie the refund to a new resident moving in and paying the capital sum for your unit. This can take months, and in some cases, years.

If you need to move to a care facility, or if your estate needs to settle your affairs, this timing can create real financial pressure. We explain the exit provisions so you understand the implications before you sign.

The Retirement Villages Act 2003 requires you to receive independent legal advice before signing an ORA. Parliament included this requirement because ORAs are complex, the commitments are significant, and residents need protection from signing agreements they do not fully understand.

We work for you, not the village operator. Our role is to ensure you understand exactly what you are committing to.

Absolutely. We welcome family members at our meetings. Adult children often attend ORA review meetings. Understanding together helps everyone, and family members sometimes ask questions you had not thought of.

Hearing the explanation together prevents later confusion and ensures your family understands the commitment you are making.

Yes. After you sign, you have 15 working days to withdraw without penalty. This is a statutory protection under the Retirement Villages Act.

If you have second thoughts, or if something changes, this cooling-off period gives you an opportunity to reconsider.

Yes. We can review your ORA and advise on your position regarding fee disputes, service issues, or other concerns. The Retirement Villages Act provides a complaints and disputes process if you cannot resolve issues directly with the operator.

If you or a family member needs to transfer to hospital-level care, we can also advise on what provisions in your ORA apply to that situation.

When a resident passes away, the estate must navigate the exit process. This usually involves understanding the refund calculation, waiting for a new resident to provide the capital sum, managing any ongoing fee obligations, and coordinating with the village on access and timing.

We regularly assist executors with these matters.