How do we manage the exterior painting of a high rise scheme where the boundaries are the external walls?
I was wondering how, in accordance with the strata legislation, you can correctly manage the exterior painting of a high rise scheme where the boundaries are the external walls.
What happens when we need to paint and the walls of the building are technically not common property? How does our strata company divvy up the cost? Are painting contractors able to separate the quote?
Do other strata companies add some kind of by-law to pass the responsibility of the above to the strata company? Wouldn't this be deemed invalid as it contravenes the Act/boundaries?
The strata manager / council of owners need to work out cost distributions and that would be based on areas.
To answer your first question it is difficult as I did have a management a few years back in Northbridge that was as you described, but you need to deal with ownership and maintenance responsibilities as detailed on the strata plan. It's difficult but as a strata manager and a council of owners you need to work out cost distributions and that would be based on areas. Difficult but achievable.
No you can’t put a by-law in place to transfer responsibility to the strata company as no by-law can override what is in the body of the act.
In a situation like this the boundaries should be under Schedule 2A - section 2(a)(b) of the Strata Titles Act 1985 i.e. each lot should be cubic airspace as ownership, then in this case the external walls would become common property and the maintenance would rest with the strata company.
This can be done. You would need a meeting of all owners to lay out the reasons and benefits then progress from there.
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With over 40 years in the Real Estate industry and 30 years’ experience in Strata, and with the introduction of major reforms in the Strata Titles Act, Brian has developed Strata Training and Consulting known as STRATATAC. Brian is a regular contributor to LookUpStrata.
Brian is a highly experienced and knowledgeable strata consultant, a qualified trainer, creator of new CPD strata training programs and has advanced knowledge of the Strata Titles Act (1985), the Amendments Act 2018 and the Community Titles Act 2018. Brian sold his strata management business STRATACAM in July 2018 to concentrate on consulting to managers, developers and owners. He is an advocate for strata and has specialised in ONLY strata for a number of years. His knowledge and expertise is sought after by real estate agents and strata managers from all metropolitan and regional Western Australia.
Contact Brian on 0428 970 067 or at strata@stratatac.com.au
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