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Hello can someone please shed some light on this issue. We own a strata townhouse in a complex of 3. One of the balconies need complete replacement.
All owners are fine with this but the SM claims the building is a class 2 building, therefore all the quotes to replace a balcony, on a second level from the ground, size is approximately 5 sqm, timber flooring with aluminum balustrades has been quoted from $88K to $101K which is a blatant rip off.
These quotes are coming in because we are supposedly a class 2 building and the property is in a regional area where the tradies believe that they can charge anything they want. Two of the 3 townhouses are built on ground level. One of the townhouses sits on top of a carport where all owners drive into to access their on title garages.
Two of the 3 townhouses have 1 garage and the townhouse that sits on top of the carport has a double garage and storm room as per the attached diagram. The common area is approximately 10-15sqm. Are we a class 1 or class 2 building?
And if a class 2 building how do we get an exemption from some government department for this work as the balcony needing replacement is on a townhouse that sits on ground level.
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Okay, your second sentence is a non-sequitur – what does the class of the building have to do with the size of the balcony?
Please go back to basics and tell us how the block is designated – the Class it’s in, according to your original DA with the council – then tell us why the strata manager is insisting on something you say is a rip-off.
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The class of a building is just a shorthand way to describe its construction and/ or function. It’s easy to find the definitions by a Google search.
The class of building has no bearing on the cost of a repair, save that the BCA may require more stringent construction methods than original build.
The council can’t wave any such building requirements as it’s legislated at the state level.
If you think it’s too expensive, get your own quotes for comparison. Remember thst the strata manager is not all knowing.
The new Design and Building Practitioners Act can make life much more complicated for owners of Class 2 buildings. A seemingly straightforward job like replacing a balcony requires designs by registered practitioners, including for the waterproofing system, before any works can commence. Then the tradesmen engaged to do the work need to have the right “tickets” to work on Class 2 buildings. This adds to the total time needed for the project, and the expense.
Owners of Class 1 buildings are in the same position as owners of freestanding (non strata) houses and can simply engage trades and get on with it, subject to passing the necessary resolutions.
The new Design and Building Practitioners Act can make life much more complicated for owners of Class 2 buildings. A seemingly straightforward job like replacing a balcony requires designs by registered practitioners, including for the waterproofing system, before any works can commence
Now we’re getting to the heart of it. Great reply!
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