If you’re living in strata, it’s important to know exactly what you and your strata scheme are each responsible for when it comes to maintenance in your unit.
We’ve put together a handy guide to help with the distinction of responsibilities.
You can also contact your strata manager, who can provide information specific to your strata lot and scheme as it can vary from building to building in some instances.
Where’s the problem located?
Click on the relevant area below for further information:
Balcony:
See also: Courtyard
| Type Item | Who is responsible? |
| Door flyscreens/Security door | Owner/Owners Corporation |
| Door, window & wall | Owner/Owners Corporation |
| Painting of Balcony Ceiling | Owner/Owners Corporation |
| Columns | Owners Corporation |
| Railings | Owners Corporation |
| Awnings | Owner/Owners Corporation |
| Tiles | Owner/Owners Corporation |
| Water leaking through wall | Owner/Owners Corporation |
Bathroom:
See also: Plumbing
| Type Item | Who is responsible? |
| Bathroom Cabinet and/or mirror | Owner Corporation |
| Blocked floor drain | Owner/Owners Corporation |
| Burst pipe general | Owner |
| Cracked bath/handbasin | Owner |
| Dripping “S” bend under sink | Owner |
| Ducting covering stack | Owners Corporation |
| Exhaust fans | Owner/Owners Corporation |
| Hot water service – exclusive to a lot | Owner/Owners Corporation |
| Leaking pipes under sink | Owner |
| Main stop cock to unit | Owners Corporation |
| Plug and waste in bath | Owner |
| Shower Screen repairs | Owner |
| Toilet bowl | Owner |
| Toilet Cistern | Owner |
| Water leaking from bath | Owner |
| Water leaking from shower | Owner/Owners Corporation |
| Water leaking from shower taps | Owner |
| Water leaking through tiles | Owner/Owners Corporation |
Ceilings/ Roof:
Has your apartment strung a leak and you’re looking for strata roof repairs? Here’s what to do. If you’re finding water damage on your walls and ceiling from the unit upstairs, view this post about what will covered by strata.
| Type Item | Who is responsible? |
| Ceiling cornices | Owner/Owners Corporation |
| Exhaust fans | Owner/Owners Corporation |
| False ceilings | Owner/Owners Corporation |
| Membranes | Owner/Owners Corporation |
| Paintwork | Owner |
| Plastered Ceilings | Owners Corporation |
| TV aerial | Owners Corporation |
| Vermiculite Ceilings | Owners Corporation |
Courtyard:
The boundaries of your courtyard, garden or balcony should be clearly defined on your strata plan, and if that space is exclusively yours to use then you as the owner will be responsible for maintenance and repairs including decking, pavers and any awnings. If there are trees growing within your lot you will be responsible for any damage, removal and pruning.
| Type Item | Who is responsible? |
| Fencing | Owner/Owners Corporation |
| Pavers | Owner/Owners Corporation |
| Guttering on townhouse | Owners Corporation |
| Tree trimming/removal | Owner |
| Deck, pergola or steps | Owner |
Electrical:
| Type Item | Who is responsible? |
| Air conditioning systems | Owner/Owners Corporation |
| Electric Garage Door Opener | Owner/Owners Corporation |
| Exhaust fans | Owners Corporation |
| Fuses | Owner |
| hot water service – exclusive to a lot | Owner |
| hot water services – communal | Who is responsible? |
| Incinerators | Owners Corporation |
| Intercom handset | Owners Corporation |
| Intercom wiring | Owners Corporation |
| light and power wiring | Owner/Owners Corporation |
| Light fittings | Owners Corporation |
| Light switches | Owners Corporation |
| Power point socket | Owner/Owners Corporation |
| Smoke detectors | Owner |
| Stoves | Owner/Owners Corporation |
| Telephone (additional wiring required) | Owners |
| Telephone sockets | Owner/Owners Corporation |
| Telephone wiring broken | Owners Corporation |
| TV (Foxtel wiring required) | Owner |
| TV aerial | Owners Corporation |
| TV cabling | Owner/Owners Corporation |
| TV socket | Owner/Owners Corporation |
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Entrance Doors:
Your owners corporation is responsible for any original locks or replacement of original locks. If you choose to add additional locks, these will be your responsibility to maintain and repair.If you replace the original lock with another that doesn’t comply with the property’s fire certification/ Australian Standards for fire door regulations, then your owners corporation may ask you to replace it with a compliant lock (or in the case of refusal, replace it with a compliant lock at your expense). In most instances you are not allowed to install any locks without the consent of the strata as it may impact on the fire stopping ability of the door. If you do install additional locks without consent you may be liable for the cost of replacing the whole door.
| Type Item | Who is responsible? |
| Door locks | Owner/Owners Corporation |
| Entrance door automatic closer | Owners Corporation |
| Entrance door to lot | Owners Corporation |
| Keys, Security cards etc. | Owner |
| Security door repair | Owner/Owners Corporation |
Floors:
Tiles and carpets:
Tiles will generally be your responsibility as an owner, unless they are located on a boundary wall or floor and therefore maintained by the owners corporation. Some tiles in common areas may be an owner’s responsibility: for example if these were laid by the owner and subject to a by-law, or located on the second level of a townhouse built prior to 1 July 1974.
Carpet within your lot will typically be your responsibility as an owner. If maintenance or repair work carried out by the owners corporation happens to cause damage to carpet or other property within your lot, the owners corporation will be responsible for making good that damage.
| Type Item | Who is responsible? |
| Blocked floor drain | Owners Corporation |
| Floor and wall tiles | Owner/Owners Corporation |
| Mezzanines within lots | Owner/Owners Corporation |
| Floorboards/Parquetry flooring | Owner/Owners Corporation |
| Internal Carpet | Owner |
| Skirting boards and architraves | Owner/Owners Corporation |
| Lino/vinyl/cork tiles | Owner |
| Linoleum | Owner |
| Magnasite Floor Base | Owners Corporation |
| Pavers | Owner/Owners Corporation |
General:
| Type Item | Who is responsible? |
| Built-in wardrobes/cupboards | Owner |
| Cracks in Walls | Owner/Owners Corporation |
| Damage to common property by tenant | Owners Corporation |
| Skirting boards and architraves | Owner/Owners Corporation |
| Internal Paintwork | Owner |
| Ducting covering stack | Owners Corporation |
| Carpets | Owner |
| Floorboards/Parquetry flooring | Owner/Owners Corporation |
| Stairs in Lot | Owner/Owners Corporation |
| Internal Doors | Owner |
| Keys, Security cards etc | Owner |
| Letter Boxes | Owners Corporation |
Kitchen:
The owners corporation is responsible for burst pipes within common property and shared walls. However, if the pipe that burst is for the exclusive use of your lot and within an internal wall (for example, a pipe feeding to the sink) you would be responsible for the repair.
| Type Item | Who is responsible? |
| Burst pipe general | Owner/Owners Corporation |
| Dishwasher | Owner |
| Dripping “S” bend under sink | Owner |
| Ducting covering stack | Owners Corporation |
| Exhaust fans | Owner/Owners Corporation |
| Floor and wall tiles | Owner/Owners Corporation |
| Hot water service – exclusive to a lot | Owner/Owners Corporation |
| Insinkerators | Owner |
| Kitchen cupboards | Owner |
| Leaking pipes under sink | Owner |
| Lino/vinyl/cork tiles | Owner |
| Linoleum | Owner |
| Main stop cock to unit | Owners Corporation |
| Stoves | Owner |
Parking:
Parking areas are generally the responsibility of the owners corporation as indicated on the registration of the strata plan, unless specific items are covered under by-laws. The garage controller can be controlled by the strata or each owner depending on the building. However, if you as the owner have installed this equipment yourself you will be responsible for its maintenance and repair.
| Type Item | Who is responsible? |
| Carports | Owner/Owners Corporation |
| Door controller button | Owner |
| Door hinge mechanism | Owners Corporation |
| Electric Garage Door Opener | Owner/Owners Corporation |
| Garage door lock | Owners Corporation |
| Garage Doors | Owners Corporation |
| Garage Door auto opening mechanism | Owner/Owners Corporation |
| Garage Door auto remotes | Owner |
| Light fittings | Owner/Owners Corporation |
| Line marking | Owners Corporation |
| Mesh between garages | Owner/Owners Corporation |
| Water ingress into garage | Owners Corporation |
Plumbing:
To read more about plumbing responsibilities, visit our in-depth guide to strata plumbing.
| Type Item | Who is responsible? |
| Blocked floor drain | Owners Corporation |
| Blocked sewer | Owners Corporation |
| Burst pipe general | Owner/Owners Corporation |
| Damage to unit after water leak | Owner/Owners Corporation |
| Dampness in a unit | Owner/Owners Corporation |
| Dripping “S” bend under sink | Owner |
| Leaking pipes under sink | Owner |
| Guttering on townhouse | Owner/Owners Corporation |
| Main stop cock to unit | Owner/Owners Corporation |
| Plug and waste in bath | Owner |
| Toilet bowl | Owner |
| Toilet Cistern | Owner |
| Water ingress into garage | Owners Corporation |
| Water leaking from bath | Owner |
| Water leaking from shower | Owner/Owners Corporation |
| Water leaking from shower taps | Owner |
| Water leaking through tiles | Owner/Owners Corporation |
Windows:
Windows, flyscreens and security doors are generally the responsibility of the owners corporation, however there can be exceptions.
| Type Item | Who is responsible? |
| Cleaning outside | Owner/Owners Corporation |
| Flyscreens | Owner/Owners Corporation |
| Locks | Owner/Owners Corporation |
| Repairs | Owner/Owners Corporation |
| Sash cord replacement | Owner/Owners Corporation |
| Seal to window | Owner/Owners Corporation |
Strata Community Australia has put together a helpful Who’s Responsible Guide for New South Wales, which provides an easy reference when something needs attention on your strata property.
For detailed information on who’s responsible and what is claimable on insurance, it’s always best to give your strata manager a call.
Jamesons Strata Management is here to help with everyday strata matters and reliable strata management services. Contact us today if you’d like to make the change.
