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.
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This post appears in the June 2025 edition of The WA Strata Magazine.