At a Glance
In NSW strata schemes, responsibility for repairs and maintenance depends on whether the issue relates to common property or a private lot. The Owners Corporation is generally responsible for shared structures, services and external elements, while lot owners are responsible for items within their own property. Understanding responsibility early helps prevent delays, disputes and unexpected costs.
Why Repairs & Maintenance Cause So Much Confusion in Strata
Few things cause more uncertainty in strata living than repairs and maintenance.
When something breaks, whether it’s a leaking pipe, damaged ceiling or faulty door, the first question is almost always the same: Who is responsible for fixing it?
The answer isn’t always obvious. Responsibility depends on whether the issue relates to common property or lot property, and misunderstandings can quickly lead to delays, frustration and unnecessary disputes.
Getting clarity early makes all the difference.
Who Is Responsible for Repairs and Maintenance in Strata?
Responsibility depends on whether the issue affects common property or a private lot.
| Area or Item | Owners Corporation | Lot Owner |
|---|---|---|
| Structural walls, slabs, roof | ✔ | |
| External walls and facades | ✔ | |
| Internal walls within a lot | ✔ | |
| Common pipes and drains | ✔ | |
| Pipes serving only one lot | ✔ (often) | |
| Electrical wiring in walls | ✔ | |
| Light fittings inside a lot | ✔ | |
| Lifts, stairwells, hallways | ✔ | |
| Balcony structure and waterproofing | ✔ | |
| Balcony tiles and surface finishes | ✔ (often) | |
| External window frames | ✔ (usually) | |
| Internal locks, handles, flyscreens | ✔ | |
| Air conditioning (individual unit) | ✔ | |
| Hot water system (individual) | ✔ | |
| Floor coverings, carpets, tiles | ✔ | |
| Internal fixtures and appliances | ✔ | |
| Smoke alarms (inside lot) | ✔ | |
| Smoke alarms (common areas) | ✔ |
Note: Responsibility may vary depending on the strata plan and registered by-laws. This table provides general guidance only – always check your strata plan.
The Owners Corporation Is Generally Responsible For
Under section 106 of the Strata Schemes Management Act 2015, the Owners Corporation has a statutory duty to properly maintain and keep common property in a state of good and serviceable repair.
This duty applies regardless of whether the issue is visible, reported early or caused by gradual deterioration.
Importantly, the Owners Corporation cannot avoid this maintenance obligation due to insufficient funds. Financial constraints do not remove the statutory duty to maintain common property in good and serviceable repair.
Lot Owners Are Generally Responsible For
Lot owners are usually responsible for maintaining items within their own apartment or townhouse that are not part of common property.
This often includes:
- Internal fixtures and fittings
- Appliances and light fittings
- Floor coverings, tiles and carpets
- Internal doors and cabinetry
- Fixtures installed as part of renovations
If damage is caused by something within a private lot, the lot owner may also be responsible for associated repairs.
What About Items That Aren’t Clear-Cut?
Some items regularly cause confusion because responsibility isn’t immediately obvious.
These often include:
Balconies and courtyards
The Owners Corporation is usually responsible for structural elements and waterproofing membranes, while lot owners may be responsible for surface finishes, tiles or cleaning. Exclusive-use by-laws and strata plans can also affect who maintains these areas.
Bathroom waterproofing
Waterproofing membranes beneath tiles are typically common property, while tiles and surface finishes may belong to the lot owner. This is one of the most common sources of confusion and disputes in strata schemes.
Windows and doors
External window frames and glass are often common property, but internal fittings such as locks, handles and flyscreens may fall to the lot owner.
Air conditioning units
If the unit services only one lot, the lot owner is typically responsible. However, penetrations through external walls or common property may require Owners Corporation approval and involvement.
Hot water systems
Individual systems within a lot are usually the lot owner’s responsibility. Centralised or shared systems are generally common property.
Pipes and wiring
Services that run through common property or serve multiple lots are usually the Owners Corporation’s responsibility. Sections that exclusively serve a single lot may be the lot owner’s responsibility, depending on where the issue occurs.
When responsibility is unclear, the strata plan and by-laws are the starting point. If you’re still unsure, your strata manager can help clarify.
Why the Strata Plan Matters
Every strata scheme is different.
The strata plan and any registered by-laws define what is considered common property and what belongs to the individual lot. In many cases, lot boundaries are defined as the inner surface of walls, floors and ceilings — meaning the structural slab or frame is common property, but paint, plaster or floor coverings may belong to the lot.
This distinction matters when determining who is responsible for a repair.
In some cases, responsibility may differ from what owners expect, particularly where exclusive-use areas or sustainability infrastructure are involved.
If you’re unsure, reviewing the strata plan is always the best first step.
What About Emergency Repairs?
Some issues can’t wait.
NSW strata legislation allows urgent works to be carried out where necessary to prevent damage to property, protect safety or avoid significant disruption.
We offer a dedicated 24/7 Emergency Repairs & Maintenance Response Service for all properties we manage.
Whether it’s a burst pipe, a power outage or another urgent issue, our After Hours Emergency Support Team is ready to help, any time of the day or night.
Fast response during emergencies helps:
- Minimise damage
- Protect residents and property
- Reduce long-term repair costs
Why Reporting Issues Early Matters
Small issues can quickly turn into expensive problems if left unattended.
Early reporting helps:
- Prevent further damage
- Clarify responsibility sooner
- Reduce repair costs
- Avoid disputes between owners
Delays in addressing known common property defects can expose the Owners Corporation to legal claims under section 106 of the Act.
If something doesn’t look or feel right, it’s always better to raise it early rather than wait.
How We Can Help
Repairs and maintenance don’t need to be stressful. We support owners and committees by:
- Clarifying responsibility using strata plans and by-laws
- Coordinating routine and emergency repairs
- Managing communication between owners, committees, and trades
- Providing proactive maintenance planning
- Ensuring works are documented and completed properly
Our goal is simple: to leave the building in a better place and help everyone feel happier at home.
Frequently Asked Questions
Have a question? You’re not alone. Here are the answers to some of the most common queries about the new strata law reforms taking affect from October 27.
Who is responsible for repairs and maintenance in strata?
In NSW strata schemes, the Owners Corporation is generally responsible for common property repairs, while lot owners are responsible for items within their own lot. Responsibility depends on the strata plan and any registered by-laws.
What is considered common property for repairs?
Common property usually includes structural elements, external surfaces, shared services such as plumbing and electrical systems, and common areas like hallways, roofs and gardens.
Are emergency repairs covered by strata?
If an emergency repair relates to common property or poses a risk to safety or the building, the Owners Corporation is typically responsible for organising urgent repairs.
Can a lot owner arrange repairs themselves?
Lot owners should avoid organising repairs to common property without approval. Reporting the issue to the strata manager ensures repairs are handled correctly and responsibility is clear.
Why is early reporting of repairs important?
Early reporting helps prevent further damage, reduces repair costs and avoids disputes between owners by ensuring issues are addressed promptly and properly.
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