Strata maintenance - a beginners guide
Preventative
Preventative maintenance, such as servicing a vehicle and pedestrian gate may prolong the life of common property items. Another example, is carrying out a barrier treatment to protect the units from termites.
Seasonal or scheduled?
Gutter cleaning or inspection of the roof for cracked tiles prior to winter, are examples of maintenance which should be carried out ahead of the winter months.
An example of scheduled, or compulsory maintenance, is fire protection equipment testing.
Emergency?
Unforeseen events, such as burst pipes, are inevitable so allowing a contingency within the strata budget will help with getting these fixed quickly.
Future or planned?
You may have heard of the 10-year maintenance plan that is now a compulsory requirement for all designated Strata Companies. (A designated Strata Company is one with 10 lots or more or has a building replacement cost exceeding $5mil)
Some Strata Companies may decide to prepare a 10-year maintenance plan on a voluntary basis, either by themselves or by appointing a qualified contractor.
The report will examine;
- the condition of all common property
- identify any items requiring repair or replacement
- note the date of installation or when equipment was last serviced (e.g. lift)
- provide a timeline for when repairs or replacement should be scheduled e.g. in 3-5 years
- estimate the approximate cost and detail funding requirements
Its purpose is to ensure that owners know the potential liabilities and maintenance requirements associated with their property. It provides a guide, not just to the work which must be considered, but also a timeline for when funds will be needed to cover these costs. The report will assist the Strata Council, and the owners, to prioritise spending in the areas where the need is most urgent. It can guide the owners on how much is realistically required to be set aside in reserve funds to meet future maintenance needs. This helps owners understand the costs associated with ownership, both now and in the future.
How to consider what the strata company requires
Duties
First consider what are the legislative requirements in relation to maintenance which is covered under Section 91 of the Strata Titles Act and can be summarised as:
A strata company must —
- control and manage the common property for the benefit of all the owners of lots
- keep in good and serviceable repair, properly maintain and, if necessary, renew and replace the common property or personal property owned by the strata company, and to do so whether damage or deterioration arises from fair wear and tear, inherent defect, or any other cause.
It is important to note that the Strata Company can also improve or alter the common property.
Final Note on boundaries
Make sure you know where the lot owner boundaries are for your scheme. Are they the internal or external surface? We can help interpret your strata plan, so that you know. This will enable you to answer the question Is it strata? when presented with a maintenance request.