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

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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

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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 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

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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 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

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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?
Insinkerators Owners Corporation
Intercom handset Owner
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 Corporation
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 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 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

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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 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

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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

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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 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

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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 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

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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

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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 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

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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.