One strata resident’s ceiling is another unit-dweller’s floor but when it comes to changing things, exactly who owns what?
QUESTION: I own a unit in a block of flats where the annual accounts have just itemized almost $1000 to repair a sagging ceiling in another unit. My understanding is that repairs to the internals of an apartment are the responsibility of the individual unit owner, not the Owners Corporation . Am I correct in my understanding? If so, how do I pursue the matter from here? – Overcharged, Manly.
ANSWER: The ceiling is almost always part of the common property as it forms part of the insulation between apartments. For instance, sagging ceilings would normally form part of an Owner’s Corporation’s claim for defects in a new building, rather than the individual owner’s claim for fixture and fittings. Which leads to another question: if this is a modern apartment (less than seven years old), has this been claimed as a defect against the developer?
QUESTION: I have a flat built in the 60s, which has an awful looking vermiculite ceiling (a bit like kitty litter). I would like to remove it, cover it (suspended ceiling) or paint it. I find it difficult to get consistent information on it, some say it’s a fire retardant and it shouldn’t be painted. Others say that it can be. Do I need to obtain Owners Corporation it before I do anything? – Underwhelmed, Randwick
ANSWER: Since the ceiling is common property and the vermiculite – a roughcast “popcorn” textured material – may be part of the fire retardation, you should ask your executive committee before you do anything.
However, it should be very easy to get the effect you desire without compromising safety. A fire retardant paint would be the easiest and most obvious answer, with a fire-proof “dropped” ceiling another possibility.
As long as you aren’t compromising the safety or integrity of the ceiling, I can’t see why your EC would object. You can go to Fair Trading for mediation if they do. But do ask them before you do anything. Meanwhile, a quick Google turned up possible remedies at www.paintvermiculite.com.au and www.aaronceilings.com.au. There will be others but that’s a starting point.