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I own a 16 year old unit immediately above shops that has a huge verandah / deck and garden. The deck has a concrete floor with a stencilled pattern on it. The stencil pattern is peeling up badly and needs to be redone. I am prepared to pay for this myself and am in the process of getting quotes.
However there are associated problems that will be very expensive to repair and I would like to know who is responsible for the repair cost.
1. The deck ponds badly and doesn’t drain to the pits. Consequently the deck quickly becomes very slippery. I want to make sure the verandah slope is such that the water will drain to the pits.
2. A pipe draining water from smaller verandah’s above deposits runoff into the middle of my deck (down a supporting column). Some of the unit owner’s above have dogs and are washing urine (fortunately not worse!) onto my deck which then ponds. I want to cut a small channel with a grate on my deck to get rid of this waste.
3. The garden has a 0.3 metre high concrete wall to contain the garden. It is clear that no membrane exists as the base of the walls leach dirt onto the verandah. I would like to rectify this situation.
The only tradesman I have so far got to quote has told me that the stencil should last much longer than 16 years and stated that the concrete base had almost certainly not been etched with acid prior to laying the stencil.
Thanks in anticipation for the wonderful service you provide.
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Replies
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It’s almost certain that the deck is Common Property that, in the absence of a past special resolution by the Owners Corporation (O/C) at a General Meeting to either absolve itself of maintenance responsibility for the area or to register a Special By-Law making the owner/s from time-to-time of your Lot responsible for that maintenance, is the O/C’s responsibility and the items that you’ve mentioned in your post should be immediately referred to the Secretary of your Executive Committee and/or your Strata Manager for investigation and maintenance/repairs.
The only grey area would be the stenciling, IF it’s not an original feature that was done at the time of the building’s construction; that is done post occupation by you or by a previous owner of your Lot in which case you could be held responsible for that component (only) of the necessary maintenance.
So put all the issues in writing as suggested, and by all means come back to FlatChat if any complications arise.
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