Question: What are the safety obligations for an older apartment block regarding balustrades, bi-fold windows and roof anchor points?
I reside in an older apartment block in WA. I am reading about the growing area of safety issues and the onerous effect on the council of owners and strata company. I would like to know generally about these issues. For example, can an owner install bi-fold windows in their unit? What about our old balustrades? Do they need to be changed? And what are the requirements for roof anchor points, and what are the alternatives?
My concern is that requesting a formal safety report will bind us to completing those tasks or face potential liability in case of an accident, which would completely change our 10 year maintenance plan and budget. What are our obligations under the Work Health and Safety Act 2020?
Answer: A safety report creates no new obligations. The strata company’s duty to manage foreseeable risks already exists, and the report simply helps prioritise that work.
This is a question we’re hearing more often, particularly from owners in older buildings. A common misconception is that obtaining a common property safety report creates new obligations for the strata company. In reality, the strata company already has a responsibility to maintain the common property and take reasonable steps to identify and manage foreseeable safety risks. A safety report provides a practical snapshot of any visible hazards, helping the strata company make informed decisions about maintenance and risk management.
For older schemes, there isn’t a requirement to automatically upgrade every building element to today’s standards. Features such as balustrades don’t necessarily need replacing simply because they’re older. However, if they have deteriorated, present a safety risk or are being significantly modified, further assessment may be required, and the proposed works may need to comply with the building requirements that apply at the time. The same applies to roof anchor points; whether they’re required depends on the building, the type of work being carried out and the risks associated with accessing the roof. They may actually be a cost-saving when compared to alternatives such as scaffold, but will trigger a requirement for annual testing.
As for installing bi-fold windows, there isn’t a simple yes or no answer. It will depend on whether the works affect common property, structural elements or the external appearance of the building, along with the scheme’s by-laws and approval requirements. It’s always best for owners to seek approval before undertaking these types of alterations. Consideration must also be given to falls from heights and the possible need for window restriction devices that may be necessary to ensure the bifolds do not have an opening that will allow a fall to occur.
Rather than viewing a safety report as something that forces immediate expenditure, we encourage strata companies to see it as a planning tool. Recommendations can generally be prioritised according to the level of risk, allowing maintenance to be incorporated into future budgets where appropriate, while ensuring higher-risk issues are addressed sooner. A proactive approach not only helps manage safety, but also supports better long-term planning for the scheme.
This post appears in the August 2026 edition of The WA Strata Magazine.
Craig Welsh
QIA Group
E: info@qiagroup.com.au
P: 1300 309 201
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