#25405
Jimmy-T
Keymaster

    If you really want your windows upgraded, you can do it but you will probably have to drive the project.  No one else is going to push for anything that might require money or effort.

    First, get a rough estimate from a reputable installer of what it would cost to do the entire building.

    Then talk to a strata finance firm (like our sponsors Lannock) to get a rough estimate of what that would do to your levies over, say, three to five years.

    Then present this plan to your neighbours through the executive committee or at your next AGM (make sure you get it on the agenda). 

    If it is rejected, you then have three choices.

    A: Get permission from the Owners Corp, via a special resolution, to replace or repair your own windows.

    B: Demand that the owners corp fix your windows under its legal obligation to maintain and repair common property. 

    C: Look forward to another hot summer followed by a windy winter.

    If they won’t give you permission, then plan B could kick in.  You could even go to NCAT and ask for orders forcing the OC to pass the special resolution for plan C.

    If it gets to the point where NCAT orders your OC to repair your windows, the other owners should be advised that it is a lot cheaper and visually consistent to replace all the windows at once rather than doing it piecemeal.

    Which brings us to the first option – a plan for the whole building that doesn’t requuire a special levy.

    All that said, if you can sit down with your committee and present a coherent and affordable plan, it could save you a lot of grief in the building.

    If you try to force their hand, you could become very unpopular very quickly.

    By the way, from my balcony I can see an old 60s building where one owner has installed nice new plastic coated double glazing and no one else has.  It’s great for the person living there – not so good for the look of the block. 

    The opinions offered in these Forum posts and replies are not intended to be taken as legal advice. Readers with serious issues should consult experienced strata lawyers.