This article discusses what owners can do if strata delays common property repairs in NSW, including how to push for action and funding for urgent works.
Question: Can owners require the strata committee to repair common property decking and raise funds now rather than delay?
Our strata plan shows the decking attached to my villa as common property, and all owners accept this. The decking has reached the end of its serviceable life. The safety railing is not BCA compliant, and the decking and railing need to be replaced. Current quotes range from about $14,000 to $19,000, which would significantly reduce the capital works fund.
Three other villas have concrete porches with similar railings that also need to be made BCA compliant. The strata manager suggested replacing a few decking planks for now and waiting until February next year to raise a levy. I emailed all owners, the committee, and the strata manager, suggesting we take out a strata loan and complete all the works at once. I sent this about a month ago and have received no response.
What options do I have to prompt action, require the committee to address this common property safety issue, and have the owners consider funding options now rather than delaying and risking higher costs?
Answer: The owners corporation generally has an obligation to maintain and renew/replace common property when it reaches the end of its life.
Where decking and balustrades/railings are common property (as shown on the strata plan and any relevant by-laws), the owners corporation generally has an obligation to maintain and renew/replace common property when it reaches the end of its life. If there is also a safety/compliance issue (for example, a balustrade that is not compliant with the NCC/BCA requirements), it’s worth treating the matter as a higher priority because delaying can increase risk.
Why “patch now, levy later” can be risky
A short-term repair (e.g., replacing some decking planks) can sometimes be appropriate as a temporary measure, but it may not resolve:
- the structural end-of-life issue, and/or
- the compliance requirements for the railing.
If the safety element remains unresolved, the scheme may be exposed to a higher risk should an incident occur.
Confirming what “compliant” work looks like
Because compliance requirements can be technical and site-specific, it can be helpful to:
- obtain an opinion from a suitably qualified building professional/certifier, and
- ensure quotes clearly state what is included to meet relevant NCC/BCA requirements (e.g., height, load, openings, fixings).
This also helps owners compare quotes on a “like for like” basis.
Consider bundling similar works across lots
If multiple villas have railings/porches with similar compliance issues, combining works can:
- improve consistency of outcomes,
- reduce repeated mobilisation costs, and
- help the scheme plan the overall capital works program more effectively.
Common funding options in NSW (high level)
Schemes typically choose one (or a combination) of the following:
- Capital Works Fund (if adequate, noting it may reduce capacity for other planned works),
- Special levy (one-off or staged), and/or
- Borrowing/strata finance to spread repayments over time via levies (subject to owners approving the borrowing at a general meeting). You may consider a hybrid approach. Owners who can pay their share upfront do so, while other owners choose to spread their share over time through an approved finance arrangement.
The “best” choice usually comes down to: urgency/safety, fund balance, owners’ capacity to pay upfront, and the broader capital works plan.
If you’re not getting a response
In NSW, owners can ask their strata manager to place motions on the agenda for a general meeting so the owners corporation can decide:
- the scope of works (based on quotes/advice), and
- the funding approach.
If the issue is urgent and progress isn’t being made, owners may also consider the usual NSW dispute pathways (e.g., mediation, and if needed, NCAT) for guidance on process and timeliness.
Andrew Boss
Firstrata Finance
E: aboss@firstratafinance.com.au
P: 1800 59 59 00
This post appears in the April 2026 edition of The NSW Strata Magazine.
Have a question or something to add to the article? Leave a comment below.
Read next:
- NSW: How owners can approve minor changes to common property that only affect them
- NSW: Authorising works to the common property and the resolution is required
- NSW: Q&A Common Property Defects and Reimbursement for Repairs
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