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Hi PWalter,
As Jimmy says the OC has a duty to maintain the common property of the plan of subdivision. In Victoria this duty is contained in section 46 of the Owners Corporation Act 2006 (the Act) which says:
An owners corporation must repair and maintain-
(a) the common property; and
(b) the chattels, fixtures, fittings and services related to the common property or its enjoyment.
Under section 5 of the Act the standard of care which the OC must adopt in fulfilling this duty is one of due care and diligence.
This duty does not appear to be as strict as the duty applied in NSW and QLD where the duty is a strict duty to keep the common property in good condition. However a duty does apply and an owner can apply to VCAT for remedies when the OC fails in its duty.
Kind regards
Daniel Dimock
TEYS Lawyers
https://www.teyslawyers.com.au