NSW: Who is responsible for replacing a unit fire door?

Question: Can the owners corporation force me to replace my unit’s fire door if it splits due to age?

My unit’s entry fire door has split near the lock and now requires replacement. The building is over 40 years old, and I believe the damage is due to wear and tear rather than misuse. The owners corporation obtained a quote earlier this year, but the new strata manager and committee now say I may have to pay for the door. Is this the responsibility of the owners corporation or the lot owner? Can I be forced to cover the cost of the replacement door?

Answer: The responsibility for repairing or replacing your front entry door lies with the owners corporation, not the individual lot owner.

Based on the information you have provided, and with reference to the Strata Schemes Management Act 2015 (NSW) and the SCA NSW document: Who’s Responsible? A guide to common property, the responsibility for repairing or replacing your front entry door lies with the owners corporation, not the individual lot owner.

Here are the key points:

1. Front Entry/Fire Doors Are Common Property:
   • The front entry door to a lot (where it forms part of the fire safety system of the building) is considered common property, as is the door frame.
   • The owners corporation has a strict legal obligation under section 106 of the Strata Schemes Management Act 2015 to repair and maintain common property, including entry/fire doors.

2. Wear and Tear:
   • From your description, the damage (splitting of the door) appears to be the result of age and wear and tear in a building that is over 40 years old.
   • Natural deterioration does not transfer responsibility to the lot owner. The owners corporation must still repair or replace common property when it deteriorates.
3. Fire Safety Compliance:
   • Because the front entry door also serves as a fire-rated door, the owners corporation has an additional responsibility to ensure it is maintained in proper working condition to meet fire safety standards.
   • A compromised fire door poses a compliance risk for the entire building, making timely replacement essential.

You are not responsible for the replacement of the front entry/fire door. The owners corporation must arrange and pay for the replacement. While you may be responsible for the cost of the lock or handle itself, the replacement of the fire-rated entry door due to splitting or structural failure clearly falls under the obligations of the owners corporation.

If the committee continues to dispute this, you may wish to provide them with a copy of the SCA NSW guide and, if necessary, seek mediation through NSW Fair Trading as a first step in the dispute process.

This post appears in the October 2025 edition of The NSW Strata Magazine.

Mark Louis
Vital Strata Management
E: mark@vitalstrata.com.au
P: 02 9008 1112