Question: Our building is in the process of organising quotes to replace windows and sliding doors in our building.
We are a four lot strata scheme in the process of organising quotes to replace windows and sliding doors in our building.
How are costs of the project divided between lot owners?
If some lot owners want extras such as fly screens and security doors, should these items be included in the works and charged on an individual basis?
Do we need to engage a project manager or engineer to oversee the works or should we rely on the contractor for this service?
Answer: Having a suitably qualified person prepare a scope to work, assess the offers and supervise the work would always be in the owner’s best interest, provided they are comfortable with that level of additional expense.
Costs incurred by the strata scheme are apportioned to the individual lots on the basis of the unit entitlement, in the same way, that levies are calculated.
That said, depending on the date of the registration of the strata scheme, anything inside the balcony may not be deemed to be common property.
If the scheme was registered prior to 1974, anything inside the balcony, including the balcony door is not considered to be common property and the lot owner would responsible for the cost of replacing the door.
If owners decide to include additional items like screens, security doors or other options in the main contract or make individual owners responsible for these costs, it’s entirely up to the owners to decide what works best. The downside to the strata scheme paying for these extras is that any maintenance of those items would become the responsibility of the strata scheme.
The installation of replacement windows and doors should be a relatively straightforward matter depending on the age of the building, however having a suitably qualified person prepare a scope of work, assess the offers and supervise the work would always be in the owner’s best interest, provided they are comfortable with that level of additional expense.
This post appears in the September 2022 edition of The NSW Strata Magazine.
Gary Stevenson Windowline E: gary@windowline.com.au P: 02 8304 6400