This article discusses intercom repair strata responsibility, explaining who pays for intercom repairs depending on whether the fault lies with the common system or a private handset.
Question: My intercom is broken but I’m not sure if the fault is with my handset or the entire unit. Who pays and how do I get this fixed?
My intercom system is not working. I’m not sure if the problem is with my particular handset or an issue with the main system. I’ve reported the problem to the strata manager and they have stated it’s the unit owner’s responsibility to pay for the handset if it’s broken. If it’s is the complete unit downstairs that is the problem, who is responsibility to investigate and repair the problem?
Answer: The owners corporation can have the intercom repaired and then “may” on-charge the owner of the lot, if necessary.
When it comes to servicing an intercom system, it would be best to approach the owners corporation committee for direction. Committees can see (or do) things differently from one to the next (as long as they don’t breach their responsibilities or regulations).
The Owners Corporation Act 2006 section 49 (1) and (2) states:
Cost of repairs, maintenance or other works
An owners corporation may recover as a debt the cost of repairs, maintenance, or other works undertaken wholly or substantially for the benefit of some only of the lots from the lot owners, but the amount payable by those lot owners is to be calculated on the basis that the lot owner of the lot that benefits more pays more.
If a committee follows the letter of the law as per above, whenever a buzzer needs repairing, they can have it repaired and then “may” on-charge the owner of the lot that “owns” that specific buzzer. OR, seeing it’s the external head unit located at the main entrance of the building, the committee may have a “swings & roundabouts” approach knowing that at some point, all other owners may face the same issue. In this case, the committee may be happy to have the buzzer repaired and paid through the owners corporation. On the other hand, if the fault is with the handset INSIDE the private lot, then unless the committee instructs otherwise, it would be the lot owner’s responsibility seeing the faulty handset is only benefitting the one lot and no-one else.
To determine which piece of equipment is at fault will require a technician to visit the site and assess both units. The initial inspection or call out may need to be covered by the lot owner. Again, there’s no harm approaching the committee for their view on this. The subsequent repairs may be covered by the owners corporation if the committee approves.
In summary, prior to engaging a contractor, seek direction from your committee to determine how they approach any repairs relating to the building’s intercom system.
This post appears in the December 2021 edition of The VIC Strata Magazine.
Guy Garreffa StrataPoint E: guy@stratapoint.com.au P: (03) 8726 9962