Understanding Maintenance Responsibilities in Strata
Maintenance is a vital part of living in or owning a body corporate property. One of the most frequent questions we receive is: Who is responsible for repairs and maintenance?
In most cases, the body corporate is responsible for maintaining the common property, while lot owners are responsible for looking after their own lot. However, these responsibilities depend on whether the scheme is registered under a Building Format Plan (BFP) or a Standard Format Plan (SFP).
This article explains what each party is responsible for, depending on the type of plan, and how to request maintenance when required.
What the Body Corporate Must Maintain in a Building Format Plan
Building Format Plans are commonly used in apartment-style complexes and multi-storey buildings. In these schemes, the body corporate is usually responsible for:
Garage doors and fittings, including springs, gears and other mechanisms
Roads, lawns and gardens that form part of the common property
The roof and foundations of the building, including roofing membranes
Load-bearing walls and structural framework
Shared amenities such as swimming pools, gyms and barbeque areas
Pipes, drains, cables, wires and other infrastructure that services more than one lot
The external parts of the building, including balcony railings, external windows, doors and fittings
What the Body Corporate Must Maintain in a Standard Format Plan
Standard Format Plans are typically used in townhouse developments or properties with separate lots of land. In these cases, the body corporate is generally responsible for:
Pest control on common property
Roads, lawns and gardens on common property
Common facilities such as pools, gyms and barbeques
Utility infrastructure that supplies services to more than one lot or is located on common property
What Lot Owners Must Maintain in a Building Format Plan
Lot owners in a Building Format Plan are usually responsible for:
Internal fixtures and fittings
Doors and windows that open onto a balcony
Anything inside the boundaries of the lot
Exclusive use areas, unless otherwise stated in the by-laws
Items such as air conditioners, dryers or hot water systems that service only their lot
Any additions or improvements installed by the owner for their own benefit
What Lot Owners Must Maintain in a Standard Format Plan
In a Standard Format Plan, lot owners are responsible for a wider range of elements. This usually includes:
Pest control inside their own lot
The lot itself, including gardens and lawns within the boundary
Pipes, drains, cables and plant that service only their lot
Exclusive use areas, unless the by-laws specify otherwise
Owner-installed fittings and improvements
The roof, foundations and exterior walls of their building, including doors, windows and painting
Who Maintains Utility Infrastructure?
Responsibility for maintaining utility infrastructure depends on two things: where it is located and who it services.
The body corporate is responsible for maintaining infrastructure such as pipes, drains and cables that are located on common property or that service more than one lot
The lot owner is responsible for infrastructure that is located within their own lot and services only their lot
What If the Body Corporate Fails to Maintain Common Property?
The body corporate has a legal obligation to maintain and manage common property for the benefit of all owners. This responsibility is usually carried out by the committee.
If the body corporate repeatedly fails to meet its maintenance duties, an owner can seek assistance from the Office of the Commissioner for Body Corporate and Community Management to enforce compliance.
How to Submit a Maintenance Request
To report a maintenance issue or request repairs, follow these steps:
Complete a Maintenance Request Form, which is available in the Online Forms section of our website or by contacting your body corporate manager
Submit the completed form to your body corporate manager
Your request will be forwarded to the committee for consideration
In Summary
Understanding who is responsible for repairs and maintenance helps prevent disputes and ensures that issues are dealt with efficiently. Responsibilities differ depending on whether the property is under a Building Format Plan or a Standard Format Plan, so it is important to know how your scheme is structured.
If you are unsure, or if maintenance concerns arise, reach out to your body corporate manager for guidance and support. Taking timely action protects property values and promotes a harmonious community for everyone.