This article discusses common property slip hazard concerns, outlining what lot owners can do when safety risks arise from upgrades and the owners corporation fails to act.
Question: A common property deck within our lot needs replacing. The new fibre cement surface is a slip hazard when wet. The owners corporation is not listening. What can I do?
A common property deck within our lot must be replaced because it is in a Flame Zone, and no combustible material is allowed. The owners corporation has gone for the cheapest quote. The new fibre cement decking surface is a slip hazard when wet.
At AGM, I asked what would be done about the safety concern. The strata manager and owners corporation said they would address the issues once the deck was built. As the strata manager and owners corporation are not listening, who do I talk to?
Answer: I recommend that a suitable designer is engaged (architect/engineer).
It’s a complex one and not something with a defined answer.
Ultimately, the owners corporation needs to maintain common property with an expectation that it is done in a compliant and complementary fashion.
I am unsure of the obligations under planning and DBP for the specific nature query and site (due to lack of available information). I recommend that a suitable designer is engaged (architect/engineer) to review and provide recommendation on the design and material to be used to ensure compliance with BCA (slip rating/combustibility, etc) and with this, the design can provide options based on the cost for various material/aesthetic options for selection by the lot owner(s).
As part of this design process, it is worth reviewing the planning pathway requirements as if, for example, the building is within a heritage conservation area they may require planning consent to progress the works. The designer engaged should be able to provide basic advice on this and refer to town planners as necessary.
This post appears in the July 2024 edition of The NSW Strata Magazine.
Dominic Dodwell
Valen Projects
E: dominic@valenprojects.com.au
P: 0488 666 682
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