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Hi all
am in disagreement with the strata company that manages my mother’s unit over whose responsibility it is to replace massive balcony window opening. All up about 6 to 7 metres long and floor-to-ceiling. Am I wrong ?
The issue :
45 year old building
Both balcony doors need rollers/tracks replaced/repaired in order to run smoothly -very rough & noisy and very heavy to open/close. Window tradesman advised that parts are no longer available, so not possible to repair. Need to be replaced.
Also, as the building has settled there is now a gap of a couple of cms between the building wall and the fixed floor-to-ceiling window.
Sliding glass door which is part of this floor-to-ceiling window cannot be lifted off the track ie no ‘give’. We think due to the building having settled.
I think the replacement/repair is the strata’s responsibility. Am I wrong or right ?
TIA
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If the block is 46 years old, as you say, that dates it at 1970 – four years before the new strata laws came in making balcony doors common property.
On the face of it, your strata manager is correct. Talk to him about getting the doors fixed or replaced at the same time as some other owners to bring the cost down.
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I’ve used the services of a specialist family opersted business called “Only Rollers” (metro Sydney based), so after perusing their website at http://www.onlyrollers.com.au pehaps give them a call.
1. Strata is responsible for maintenance of external roller doors.
2. We had similar problem. 40-year old roller door track had totally flattened on the top stopping the rollers from rolling.
3. First window glaziers sent by strata last year simply replaced roller wheels. But left damaged track in place. Wrong solution.
4. This year they sent specialist roller and door maintenance expert.
5. He used an angle grinder to completely remove the roller track. Its aluminium and was removed easily.
6. Then used countersunk screws – you need an aluminium countersinking tool on drill first – to screw a new track in place.
7. New roller wheels fitted.
8. Door now rolls smoothly.
9. If any problem in future simply unscrew and fit new track.
10. Lowest cost solution for you and strata.
11. You dont have to replace the entire door and frame – which would be ridiculously expensive and totally unecessary.
Hope this helps.
Hello008 said…….Strata is responsible for the maintenance of external roller doors.
The above is generally correct in your 40 year old building, but Registration of the Plan referred in post #1 predates N.S.W legislative changes that became effective on 1 July 1974, where prior to that date walls fronting balconies and everything within them such as sliding doors and windows was the responsibility of the Lot Owner.