Enter your email Address

  • Home
  • What is strata?
    • Strata Legislation
    • What is Strata?
    • Strata Finance
  • Strata Topics
    • Strata Information By State
      • New South Wales
      • Queensland
      • Victoria
      • Australian Capital Territory
      • South Australia
      • Tasmania
      • Western Australia
      • Northern Territory
    • Strata Information By Topic
      • COVID-19
      • By-Laws & Legislation
      • Smoking
      • Parking
      • Noise & Neighbours
      • Insurance
      • Pets
      • Your Levies
      • New Law Reform
      • Maintenance & Common Property
      • Committee Concerns
      • NBN & Telecommunications
      • Building Defects
      • Renting / Selling / Buying Property
      • Strata Managers
      • Building Managers & Caretakers
      • Strata Plan / Strata Inspection Report
      • Apartment Living Sustainability
  • Blog
    • Newsletter Archives
  • The Strata Magazine
    • The NSW Strata Magazine
    • The QLD Strata Magazine
    • The VIC Strata Magazine
    • The WA Strata Magazine
  • Advertise With Us
    • Site Sponsors
    • LookUpStrata Site Advertising
    • Your Own Branded Newsletter
  • About Us
    • Testimonials for LookUpStrata
  • Help
    • Ask A Strata Question
    • Q&As – about the LookUpStrata site
    • Sitemap

LookUpStrata

Australia's Strata Title Information Site

Whitbread Insurance Brokers
Australia's Top Property Blog Dedicated to Strata Living
You are here: Home / Maintenance & Common Property / Maintenance NSW / NSW: Q&A Termites in Your Strata Complex – Who is Responsible?

NSW: Q&A Termites in Your Strata Complex – Who is Responsible?

Published July 26, 2016 By The LookUpStrata Team 1 Comment Last Updated January 16, 2021

Sharing is caring!

6shares

We received the following questions about termites in strata complexes from NSW lot owners.

Table of Contents:

  • QUESTION: Is termite control in a strata complex the responsibility of the individual owner or the Body Corporate?
  • QUESTION: In a 2 lot strata scheme, is a termite barrier compulsory if there is no evidence of termites in our building? One unit had termites 4 years ago and both units put in termite bait stations, but there have been no termites evident since then.
  • QUESTION: How many quotes would be required for the cost to repair damage caused by termites in our strata complex? We need to investigate and replace timber load bearing frames in three bedrooms destroyed by termites in a two-lot scheme in New South Wales.

GET NOTIFIED WHEN WE PUBLISH NEW Q&As, NEWS AND ARTICLES TO THE SITE

Question: Is termite control in a strata complex the responsibility of the individual owner or the Body Corporate?

As a recent townhouse purchaser, I am concerned about termite control. I am seeking advice as to whether termite control in a strata complex the responsibility of the individual owner or the Body Corporate.

Answer: It is definitely the responsibility of the Body Corporate/Owners Corporation to manage termites.

‘Termite’ or ‘White Ants’ infestations cause millions of dollars in damage each year to timber in strata all around Australia. Requirements for Termite Management are contained under AS 3660.1, but generally speaking, the duty to manage termites or other pests falls under Work Health and Safety Legislation. Since the introduction of the harmonisation of the WHS Act in 2011, requirements have become more or less unified across the states. This includes a general duty to identify hazards and managing risks to health and safety.

Termites weaken structural integrity of the building

termites in strata complex Unlike pets like cockroaches, which could arise as a result of an individual unit owner and not make any impact on the common property, termites affect the structure of the building and therefore common property.

Termites can even travel under parquetry and other floor tiles to get to the wall and roofing framing timbers, showing scant regard for the registered boundaries of your unit! Because this is the case in a strata complex, it is definitely the responsibility of the Body Corporate/Owners Corporation to manage termites.

Subterranean termites are a highly destructive timber pest, causing major structural timber damage to domestic and commercial buildings in NSW. Termites can, in some circumstances, cause even more damage than many natural disasters and unfortunately, it is the built-up, urban areas that are most at risk of infestation.

Take for example my strata complex, within 100 metres of the building structures we are surrounded by well-established Gum trees. So it’s only prudent that we get termite inspections conducted on a regular basis.

Natural predators – should we surround your homes with Ant farms?

Termites descended from the cockroach family, whereas ants descended from the wasp family. Termites live in underground nests and travel in mud tubes to protect them from their arch enemy…the ants. Ah but alas, ants will not protect you from termites as the termite defence system is too strong. The soldier termite has a hard helmet-style head with large cutting pincers and a frontal pore to squirt sticky latex to entangle the ants.

Main destructive species in NSW
  • Coptotermes acinaciformis: Found in urban areas or where eucalypt gum trees are well-established.
  • Coptotermes frenchi: Found in urban areas where buildings are constructed of softwood or Oregon.
  • Coptotermes lacteus: Found along the coast-line, the Great Dividing Range and adjoining slopes.
  • Heterotermes ferox: Found in urban areas or where eucalypt gum trees are well-established.
  • Nasutitermes exitiosus: Found in urban areas or where eucalypt gum trees are well-established.
  • Nasutitermes walkeri: Found right along the coastal and mountain regions.
  • Schedorhinotermes intermedius: Along the coast-line, Great Dividing Range, adjoining slopes.

There are some species that like to chow down on living trees. Personally, I prefer mature whiskeys, wines and cheeses so I’m taking a punt that the species that love dry seasoned timbers have better taste buds!

Ensure termites in strata buildings are dealt with by a licensed professional

In most states, you need a pest management licence if you use pesticide in your scope of works. The licence is required for the use of chemicals, not inspecting your strata building. There would be very little point just inspecting a property for termites and then doing nothing to exterminate them.

In NSW specifically, a pest management technician or fumigation certificate of competency is required for the occupational use of pesticides, with licences being issued under the NSW Environment Protection Authority (NSW EPA).

Handytips
  • Look for signs of termites (mud tubes) or borer damage (flight holes) in timber.
  • Check around the property to see if there are any stored timbers, off-cut or tree stumps that could attract termites.
  • Look for reliable moisture source such as from faulty plumbing, leaking pipes, shower recess, guttering, broken roof tiles, etc.
  • If you find a Termite nest do not disturb them as they will quickly change location. Contact your licensed pest control professional in your area.

Peter Berney
National Business Development Manager
Solutions in Engineering
E: [email protected]
T: 1300 136 036

This article is not intended to be personal advice and you should not rely on it as a substitute for any form of advice.

This post appears in Strata News #103.

Advert NSW Mag Banner

Question: In a 2 lot strata scheme, is a termite barrier compulsory if there is no evidence of termites in our building? One unit had termites 4 years ago and both units put in termite bait stations, but there have been no termites evident since then.

Can you please advise if in a 2 lot strata scheme if a termite barrier is compulsory if there is no evidence of termites in the building? One unit had termites 4 years ago and both units put in termite bait stations, but there have been no termites evident since then.

Other owner wants to get termite protection and I do not. Is there any law under strata that we have to have it done or are continued regular inspections ok?

Answer: If your property has been impacted by termites, you may want to consider installing a termite barrier or suitable termite baiting system, as termites can come back in some instances.

Tyrin: Compulsory termite protection only applies to new buildings being constructed which is a requirement under the Building Code of Australia. There is no requirement for existing buildings however a termite barrier or baiting system and annual inspections is recommended as per AS3600.2. We are not aware of any requirement under the Strata Schemes Management Act.

Rod: Tyrin is correct, there is no requirement under the Strata Schemes Management Act 2015 or 2016 Regulations to have a termite barrier installed to your property. That being said, if your property has been impacted by no evidence of termites in a strata complex, you may want to consider installing a termite barrier or suitable termite baiting system, as termites can come back in some instances.

I would, as an absolute minimum, seek the advice of an experienced pest company that has experience with termite affected properties and ensure that your strata receive regular inspections and reports. The pest company will be able to advise on how often you should obtain a report (annually or more frequently depending on the probability of immediate future damage).


Rod Smith
The Strata Collective
E: [email protected]
T: 02 9879 3547

Tyrin Batty
Seymour Consultants
E: [email protected]
T: 07 5573 4011

This post appears in Strata News #174.

Question: How many quotes would be required for the cost to repair damage caused by termites in our strata complex? We need to investigate and replace timber load bearing frames in three bedrooms destroyed by termites in a two-lot scheme in New South Wales.

Would you please advise how many quotes would be required on the cost to repair damage caused by termites in our strata complex. We need to investigate and replace timber load bearing frames in three bedrooms destroyed by termites in a two-lot scheme in New South Wales. The walls are common property being the exterior support walls of the separate villa.

Is it better to get one, two or three quotes?

The work would entail removing the gyprock, cornices, architraves and skirting boards. Replace load bearing stud frames with treated timber, install new gyprock, cornices, architraves and skirting boards. The roof would need supporting while this work was done.

One builder has told me that he could do the work on a ‘do and charge’ basis based on an hourly rate plus materials. I wonder how this would compare with builders who are quoting on the unknown and would, therefore, have to quote on cost to repair termite damage, allowing for all contingencies.

Answer: The healthy number of quotes to obtain is respective to the unique job or project.

The healthy number of quotes to obtain is respective to the unique job or project. If the situation is of an urgent nature (e.g. water burst causing subsequent damage), you will need to engage a service provider (established, vetted and preferred) who can meet the service requirements at that specific time, whereby “do and charge” is acceptable.

With my limited knowledge of the project you have outlined, I would undoubtedly obtain three quotes. From what I can understand, there are at least six weeks here where you can delay the commencement of works. This will provide ample time to go to the market with a “request for tender” which would include a specific scope of work (note: preferably drafted by a building consultant).

Given the size of this project, I strongly oppose going with a “do and charge”. I have worked with many builders who can price accurately and competitively. Builders worth their weight in salt, can (with little intrusive investigations) provide you with a fixed quote (inclusive of a contingency if required).

During the quoting process, the builder (or building consultant) will advise if intrusive investigations are needed, usually at a small additional cost, to ascertain the scope of work prior to them providing a submission.

A few points that have worked for us: –

  • Quotes for all works should be obtained, abiding by a strict deportment and governance supported by the contractor’s KPIs.
  • Small-scale jobs (under $500) to existing vetted service providers do not need quotes. The benefit of trust over time with the service providers will promote operational efficiencies.
  • A quote should be obtained if you are price checking against new service providers and/or it’s over $500.
  • Obtaining at least two quotes for all jobs valued from $1000 – $3000 recommended.
  • A minimum of 3 quotes for all projects amounting to works over $3000. The quotes above $3000 are required to adhere precisely in uniform, per the guidelines (scope of works) drafted by the agent (Building Manager/ Building Consultant) to ensure equivalence and just practices.

Dino Biordi,
Luna Management
E: [email protected]
P: 1800 005 862

This post appears in Strata News #183.

Have a question or something to add to the article? Leave a comment below.

Embed

Read next:

  • NSW: Q&A Right To Use Common Property: How Much for the Roof Space?
  • NSW: Q&A Mitigating Costs of Wear and Tear Caused By Tenants

Are you interested in more information about termites in strata complex or information particular to strata legislation in NSW? Visit Maintenance and Common Property OR NSW Strata Legislation pages.

Looking for strata information concerning your state? For state-specific strata information, take a look here.

After a free PDF of this article? Log into your existing LookUpStrata Account to download the printable file. Not a member? Simple – join for free on our Registration page.

Leave a Reply Cancel reply

Your email address will not be published. Required fields are marked *

Search For Strata Articles

  • Advert Stratabox
  • StrataBox Advert
  • Advert: StrataLoans
  • Advert: StrataLoans
  • Advert: StrataLoans
Subscribe Newsletter

TESTIMONIAL

"The newsletter is very helpful and gives great guidance with commonly asked questions." Gayle, Lot Owner – November 2020
"I love your regular emails and now this fantastic magazine! Keep up the great work. " David, Lot Owner – August 2020

Quick Login

Log In
Register Lost Password

Categories

  • COVID-19
  • Ask A Strata Question
  • New South Wales
  • Queensland
  • Victoria
  • Australian Capital Territory
  • South Australia
  • Tasmania
  • Western Australia
  • Northern Territory
  • ByLaws & Legislation
  • Smoking
  • Parking
  • Noise & Neighbours
  • Insurance
  • Pets
  • Levies
  • Law Reform
  • Maintenance & Common Property
  • Committee Concerns
  • NBN & Telecommunications
  • Building Defects
  • Renting / Selling / Buying
  • Strata Managers
  • Building Managers and Caretakers
  • Strata Reports / Plans
  • Sustainability

Recent Comments

  • Jason Robards on QLD: Permissions for Installing Solar Panels in Strata
  • Mack on NSW: COVID-19 Legal FAQs: Strata Solutions & Toolkit – Maintenance & Safety
  • HugoSachs on NSW: STRA Code of Conduct to commence in December 2020
  • Lynne on NSW: Repeated Breaches – The Washings on the Balcony!
  • Manish Dave on NSW: Owners Corporation Q&A Process to Appoint an Auditor
  • michael cretikos on NSW: Q&A Where are my common property boundaries?
  • Sue F on NSW: Q&A How Do We Stop the Abuse of Visitor Parking Spaces?
  • Ron Haile on NSW: Q&A What Level of Service Should Your Strata Manager Provide?
  • peter cavanagh on NSW: Q&A What Level of Service Should Your Strata Manager Provide?
  • Geoffrey Lindfield on QLD: Q&A Body Corporate Rules and Insurance for Duplexes

WEBSITE INFORMATION

  • Privacy Policy
  • Terms and Conditions of Use
  • Terms of Use for Comments and Community Discussion
  • Advertising Disclosure
  • Sitemap

SCA Membership

SCA WA Membership

ASK A STRATA QUESTION

Disclaimer

The opinions and/or views expressed on the LookUpStrata site, including, but not limited to, our blogs and comments, represent the thoughts of individual bloggers and our online communities, and not those necessarily of LookUpStrata Pty Ltd. In all instances, information should not be taken as advice and independent legal advice should be consulted.

CONTACT US VIA EMAIL

Copyright © 2021 · LookUpStrata ® Pty Ltd · All rights reserved