Question: Following water damage from a common property roof, is a strata company obligated to replace all ceiling tiles for a perfect aesthetic match? Only some tiles were damaged, and the existing ceiling is 30 years old.
In a multi-lot commercial property, one lot experienced unsightly water damage to ceiling tiles as a result of water ingress from a damaged roof. The roof has been replaced. The lot owner would like the strata company to replace all ceiling tiles as the new tiles do not perfectly match the 30-year-old tiles. The council of owners only wants to replace the damaged tiles.
Is the strata company required to replace all tiles so they match? What would be a fair outcome?
Answer: The owner may try to negotiate with the council of owners to have all tiles replaced for a cohesive aesthetic. However, there is no requirement to agree.
The strata is only required to replace the damaged tiles. If strata cannot source new tiles for a like-for-like replacement, they should replace the damaged tiles with ones that are as close to a match as possible.
The owner may try to negotiate with the council of owners to have all tiles replaced for a cohesive aesthetic. However, there is no requirement to agree.
SVN | Strata
SVN Perth
E: info@svnperth.com.au
P: 08 9427 7955
This post appears in the June 2025 edition of The WA Strata Magazine.
Water Ingress seems to be a big problem. When we moved in to our Unit we were never informed of any issues such as this. Over the years (at least the last 5) more and more units report water ingress issues. who is actually responsible for these issues?? The rest of the Lot owners paying extra levies? Insurance companies? the Builder or the real estate people who sold these units and did not advise potential buyers that these existed?
I do not have a water ingress issue but will be asked to pay 2-3000 dollars as an extra payment so the Body corporate can attempt to fix the problems. Which they have done over the years with no success. Any agreement with a building company that says they can repair these things can they be held to a surety over the years to maintain the repairs
Hi Edward
This certainly is a big problem Nationally and, as you mention, in Perth. You may be interested in viewing a Webinar we recorded with Bruce McKenzie from Sedgwick: WA: Defects and Remedial Works Projects
We also have a Webinar coming up in early Feb 2022 with Tyrone Shandiman, Strata Insurance Solutions: NAT: Water Damage Insurance Claims
You can register for this webinar here: https://us02web.zoom.us/webinar/register/WN_03zDYekRQs-5iY7GcUipbQ
Thanks
I have a property which was rented to a tenant in a Strata Title complex in Sydney. Approx 2 years ago water entered into the lounge room and wet the carpet following a major down pour of rain. I had some carpet dryers brought in and advised the Strata Committee and the Strata Manager of the problem. They did nothing. Heavy rain again caused water to enter the unit. Again I paid to have the carper dried as best they could. More rain more wet carpet. The tenant reported mould on the carpet and the adjoining walls and gave notice.
I again reported it and the Strata Manager said that they would now attend to to the problem. I asked for compensation. They advised that the Body Corporate Insurers do not cover a lot owners carpets. I went to my insurer who said that it was the Body Corporate Insurers responsibility because the water has entered from outside (Common Property). So back to the BC Insurers who have refused to pay. The BC Manager and the Committee failed to fix the problem (in fact didnt even try to fix the problem until later last year and are still doing some remedial works.
In the meantime I paid to have the carpet removed and put a water resistant vinyl down. I then re-let the Unit. I did tell the tenant there had been water problems and she was very understand as her lounge room flooded on several occasions and damaged some of her furniture. I paid out $900 in damages and continued to complain. The tenant then said she required a $100 pw rent reduction until the problem was fixed or she would move out.
I am still battling between the 2 insurers and over 2 years out still have no joy.
What can I do???
many faults such as the above may be covered by the builders 6 year warrenty as was a recent one in coogee where a builder had to replace window frames completely to a large number of apartments due very faulty instalation. I t pays to check if the 6 yesr period still covers your situation and insurance may not cover builders faults
Not sure what my position is on this matter so where possible can I get some advice. I recently purchased a strata title property and it had damage, pillowing, to the ceiling. I got a plasterer in to give me a quote to get it fixed and he suggested that he thought it was actually an insurance job because of the extent of the damage he felt that there must have been a leak at some point. I contacted the strata and asked what I could do in relation to the ceiling. They were very helpful and said they’d contact the insurance company and then get back to me. In a little over a week I was told that the insurance company had excepted the claim and they had got a quote which the secretary of the strata would forward on to me. When I got the quote it was only for painting the ceiling nothing about repairs to the ceiling. On the painters quote he specifically points out that the ceiling required repairs before he could carry out his work.
I contacted the secretary but they refuse to discuss it so where do I go from here. Do I just pay to get it repaired because I haven’t moved in as it is an extensive area
Regards Marion Wallace
Thanks for the clarification, Leonie.
It does take time and owners – remember that members of the council are volunteers.