Owning property within a strata scheme comes with shared responsibilities, particularly regarding the maintenance and management of common property. Understanding what falls under common property, who is responsible for maintaining it, and how costs are distributed can help owners and residents navigate their obligations effectively.
What is Common Property?
Common property refers to the parts of a strata building or community title scheme that are collectively owned by all lot owners. This typically includes areas such as:
- Building structure (e.g., walls, roofs, and foundations)
- Hallways, foyers, and lobbies
- Elevators and stairwells
- Shared gardens, courtyards, and recreational facilities
- Driveways, car parks, and pathways
- Plumbing, electrical, and drainage systems that service multiple lots
The boundaries between private and common property can vary based on the strata plan. In most cases, the Owners Corporation (OC) or Body Corporate is responsible for maintaining common property, while lot owners maintain their individual units.
Who is Responsible for Strata Maintenance?
The responsibility for strata maintenance is shared between the Owners Corporation and individual lot owners. Here’s how it generally works:
Owners Corporation Responsibilities:
Routine Maintenance & Repairs: Ensuring that common property is well-maintained and safe for residents.
Major Repairs & Upgrades: Managing significant projects such as roof replacements, repainting exteriors, or repairing structural damage.
Essential Services: Overseeing the maintenance of fire safety systems, elevators, and other essential services.
Landscaping & Cleaning: Keeping common areas tidy and in good condition.
Insurance: Arranging and maintaining insurance coverage for common property.
Lot Owner Responsibilities:
Private Property Maintenance: Ensuring their own unit is in good condition, including interior walls, flooring, and fixtures.
Minor Repairs: Addressing issues within their lot that don’t affect common property.
Compliance with Strata Rules: Following bylaws and notifying the Owners Corporation of any common property issues that may require attention.
How Are Maintenance Costs Covered?
Maintenance costs for common property are covered through strata levies, which all lot owners contribute to. These levies typically include:
Administrative Fund: Covers day-to-day expenses such as cleaning, gardening, and minor repairs.
Capital Works Fund (Sinking Fund): Reserved for major repairs and long-term maintenance projects.
Owners should actively participate in Owners Corporation meetings to stay informed about planned maintenance and ensure funds are being used appropriately.
Disputes Over Strata Maintenance
Disagreements over maintenance responsibilities can arise between owners and the Owners Corporation. If disputes occur, they can often be resolved by:
- Reviewing the Strata Plan & By-Laws: Understanding the legal definitions of common property.
- Raising Concerns with the Owners Corporation: Discussing issues in committee meetings or through formal correspondence.
- Seeking Mediation: If an agreement cannot be reached, mediation services may be available through local strata authorities.
Strata maintenance and common property management are crucial aspects of living in a shared community. Clear communication, understanding responsibilities, and proactive involvement in strata decisions can ensure a well-maintained and harmonious living environment for all owners and residents.
By staying informed and engaged, strata property owners can protect their investment while contributing to a well-managed and enjoyable community space.
