This article discusses resolving strata disputes over window and door replacements.
Question: How should the owners corporation resolve a stalemate where owners disagree on whether to replace only damaged windows and doors or all of them for consistency?
In our ocean-front building, the windows and doors are in varying states of repair. Some are functioning well, while others are beyond repair and need replacement. Some owners want to replace only the broken windows and doors as needed, ensuring the replacements match the building’s appearance. Others believe we should replace all windows and doors at once to maintain a uniform look.
This disagreement has led to a standstill, and no replacements have occurred. I’m concerned that the owners corporation may not be meeting its duty to maintain common property, as owners with broken windows and doors are left without repairs. What obligations does the owners corporation have in this situation?
Answer: Replacing windows and doors on an ad-hoc basis can seem like the easier option, but it usually works out more expensive in the long run.
You’ve raised an important point that we see quite often in strata buildings. From a cost perspective, replacing windows and doors on an ad-hoc basis can seem like the easier option, but it usually works out more expensive in the long run. This is because each small project carries the same set of fixed costs, i.e. delivery, rubbish removal, site setup, access equipment, measuring, and compliance documentation. When you spread these costs across only one or two windows, the per-unit price is significantly higher than when they’re shared across an entire building program. A full replacement project, while a larger expense upfront, is usually more cost-effective overall because labour and materials can be optimised and economies of scale applied.
In terms of obligations, the owners corporation must maintain and repair common property, which does extend to windows and doors and your current scenario. Whether this is done progressively or in one stage, both approaches can work to meet that obligation. Though what we have found helpful for owners corporations in this position is running a cost exercise on both options so that all owners can clearly see the financial implications. Companies qualified in window and door replacement for strata buildings should be able to prepare both staged and full-replacement options, with transparent pricing and advice on compliance with the Design and Building Practitioners Act and other relevant standards. This way, the committee can make an informed decision that balances immediate needs, long-term cost effectiveness, and the external uniformity of the building.
David Lamborn
Windowline
E: [email protected]
P: 8304 6400
This post appears in the November 2025 edition of The NSW Strata Magazine.
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Read next:
- NSW: Going it Alone With Repairs and Maintenance
- NSW: Q&A Older Building Safety and Maintenance Requirements
- NSW: Q&A Improvements to common property. Is a by-law required?
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