The principle of “don’t fix it if it ain’t broke” is the least of the problems in strata complexes. One reader lives in a complex of 20 townhouses where it seems some owners seem to think that strata living means never having to maintain repair or pay for anything, whether it’s inside or outside their homes.
Is it unreasonable, she asks, to expect owners to take care of their properties in return for lower levies and having control over their units internally?
Well, no, it isn’t unreasonable, as long as what is common property and what isn’t is clearly defined. But since strata living is a new experience for a lot of people it would be worth putting together a handbook for your complex that contains the by-laws, some handy phone numbers (like the local plumbers and pizza delivery people) and, most importantly a concise guide in plain English telling them what they can and can’t do and what their levies do and don’t pay for. If every new tenant or owner gets a copy it could save a lot of hassles and stupid questions.
Another owner asks who is responsible for damage caused by a burst pipe in the unit above. His insurance company says it’s the Owners Corporation’s responsibility but if their insurance refuse to pay what should he do?
If the pipes were common property then it’s up to the Owners Corporation to fix. If the insurance doesn’t cover such damage, you can still go to the Office of Fair Trading and start a process that will force them to pay up.
The same reader adds that the Owners Corporation repaired a step but the tradesman did such a bad job that it is dangerous. Now they say they can’t find an expert tradesman – the step is terrazzo – and it’s too expensive for them to fix immediately.
They are treading on dangerous ground (sorry! ). An owners corporation has a duty to maintain common property and to attend promptly to any part of common property that may be dangerous to residents and visitors.
Not being able to afford it is not an excuse. They need to raise the money – either by special levies or loans – to get it fixed as soon as they can.