Strata Repairs & Maintenance: Who’s Responsible? - Jamesons | Strata Managers Sydney

Strata Repairs & Maintenance: Who’s Responsible?

27 June 2017

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. So what does strata cover? We’ve put together a handy guide to help you find out. Keep in mind that the best person to ask is always 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 ItemWho is responsible?
Door flyscreens/Security doorOwner/Owners Corporation
Door, window & wallOwner/Owners Corporation
Painting of Balcony CeilingOwner/Owners Corporation
ColumnsOwners Corporation
RailingsOwners Corporation
AwningsOwner/Owners Corporation
TilesOwner/Owners Corporation
Water leaking through wallOwner/Owners Corporation

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Bathroom:

See also: Plumbing

Type ItemWho is responsible?
Bathroom Cabinet and/or mirrorOwner Corporation
Blocked floor drainOwner/Owners Corporation
Burst pipe generalOwner
Cracked bath/handbasinOwner
Dripping “S” bend under sinkOwner
Ducting covering stackOwners Corporation
Exhaust fansOwner/Owners Corporation
Hot water service – exclusive to a lotOwner/Owners Corporation
Leaking pipes under sinkOwner
Main stop cock to unitOwners Corporation
Plug and waste in bathOwner
Shower Screen repairsOwner
Toilet bowlOwner
Toilet CisternOwner
Water leaking from bathOwner
Water leaking from showerOwner/Owners Corporation
Water leaking from shower tapsOwner
Water leaking through tilesOwner/Owners Corporation

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Ceilings/ Roof:

Has your apartment sprung a leak? 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 ItemWho is responsible?
Ceiling cornicesOwner/Owners Corporation
Exhaust fansOwner/Owners Corporation
False ceilingsOwner/Owners Corporation
MembranesOwner/Owners Corporation
PaintworkOwner
Plastered CeilingsOwners Corporation
TV aerialOwners Corporation
Vermiculite CeilingsOwners Corporation

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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 ItemWho is responsible?
FencingOwner/Owners Corporation
PaversOwner/Owners Corporation
Guttering on townhouseOwners Corporation
Tree trimming/removalOwner
Deck, pergola or stepsOwner

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Electrical:

Type ItemWho is responsible?
Air conditioning systemsOwner/Owners Corporation
Electric Garage Door OpenerOwner/Owners Corporation
Exhaust fansOwners Corporation
FusesOwner
hot water service – exclusive to a lotOwner
hot water services – communalWho is responsible?
InsinkeratorsOwners Corporation
Intercom handsetOwner
Intercom wiringOwners Corporation
light and power wiringOwner/Owners Corporation
Light fittingsOwners Corporation
Light switchesOwners Corporation
Power point socketOwner/Owners Corporation
Smoke detectorsOwner
StovesOwner/Owners Corporation
Telephone (additional wiring required)Owners Corporation
Telephone socketsOwner/Owners Corporation
Telephone wiring brokenOwners Corporation
TV (Foxtel wiring required)Owner
TV aerialOwners Corporation
TV cablingOwner/Owners Corporation
TV socketOwner/Owners Corporation

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Entrance Doors:

Your owners corporation is responsible for any original locks or replacements 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, 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 ItemWho is responsible?
Door locksOwner/Owners Corporation
Entrance door automatic closerOwners Corporation
Entrance door to lotOwners Corporation
Keys, Security cards etc.Owner
Security door repairOwner/Owners Corporation

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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.

Similarly to tiles, the 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 ItemWho is responsible?
Blocked floor drainOwners Corporation
Floor and wall tilesOwner/Owners Corporation
Mezzanines within lotsOwner/Owners Corporation
Floorboards/Parquetry flooringOwner/Owners Corporation
Internal CarpetOwner
Skirting boards and architravesOwner/Owners Corporation
Lino/vinyl/cork tilesOwner
LinoleumOwner
Magnasite Floor BaseOwners Corporation
PaversOwner/Owners Corporation

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General:

Type ItemWho is responsible?
Built-in wardrobes/cupboardsOwner
Cracks in WallsOwner/Owners Corporation
Damage to common property by tenantOwners Corporation
Skirting boards and architravesOwner/Owners Corporation
Internal PaintworkOwner
Ducting covering stackOwners Corporation
CarpetsOwner
Floorboards/Parquetry flooringOwner/Owners Corporation
Stairs in LotOwner/Owners Corporation
Internal DoorsOwner
Keys, Security cards etcOwner
Letter BoxesOwners Corporation

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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 ItemWho is responsible?
Burst pipe generalOwner/Owners Corporation
DishwasherOwner
Dripping “S” bend under sinkOwner
Ducting covering stackOwners Corporation
Exhaust fansOwner/Owners Corporation
Floor and wall tilesOwner/Owners Corporation
Hot water service – exclusive to a lotOwner/Owners Corporation
InsinkeratorsOwner
Kitchen cupboardsOwner
Leaking pipes under sinkOwner
Lino/vinyl/cork tilesOwner
LinoleumOwner
Main stop cock to unitOwners Corporation
StovesOwner

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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 ItemWho is responsible?
CarportsOwner/Owners Corporation
Door controller buttonOwner
Door hinge mechanismOwners Corporation
Electric Garage Door OpenerOwner/Owners Corporation
Garage door lockOwners Corporation
Garage DoorsOwners Corporation
Garage Door auto opening mechanismOwner/Owners Corporation
Garage Door auto remotesOwner
Light fittingsOwner/Owners Corporation
Line markingOwners Corporation
Mesh between garagesOwner/Owners Corporation
Water ingress into garageOwners Corporation

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Plumbing:

To read more about plumbing responsibilities, visit our in-depth guide to strata plumbing.

Type ItemWho is responsible?
Blocked floor drainOwners Corporation
Blocked sewerOwners Corporation
Burst pipe generalOwner/Owners Corporation
Damage to unit after water leakOwner/Owners Corporation
Dampness in a unitOwner/Owners Corporation
Dripping “S” bend under sinkOwner
Leaking pipes under sinkOwner
Guttering on townhouseOwner/Owners Corporation
Main stop cock to unitOwner/Owners Corporation
Plug and waste in bathOwner
Toilet bowlOwner
Toilet CisternOwner
Water ingress into garageOwners Corporation
Water leaking from bathOwner
Water leaking from showerOwner/Owners Corporation
Water leaking from shower tapsOwner
Water leaking through tilesOwner/Owners Corporation

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Windows:

Windows, flyscreens and security doors are generally the responsibility of the owners corporation, however there can be exceptions. If flyscreens and/or security doors were installed by an owner after the registration of the strata plan, or the strata plan was registered before 1 July 1974, then the owner of the lot will be responsible.

Type ItemWho is responsible?
Cleaning outsideOwner/Owners Corporation
FlyscreensOwner/Owners Corporation
LocksOwner/Owners Corporation
RepairsOwner/Owners Corporation
Sash cord replacementOwner/Owners Corporation
Seal to windowOwner/Owners Corporation

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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.