MAINTENANCE & REPAIRS
Defects can develop at any time and, as a building ages, repairs are needed. Not all quotations are the same. Specifications should first be prepared by appropriate professionals to ensure the correct method of repair is used. It's also important the problem is diagnosed correctly and the most economical method of repair used. Expert advice is especially needed for major works, which would include:
- roof replacement
- concrete spalling
- facade repairs
- window replacement
- archbar replacement
- waterproofing & rising damp
- water penetration
- cracking to walls/subsidence
- uplifting driveways and concrete areas
Improving your strata complex
For older buildings, consider updating your complex to improve its appearance and value by:
- rendering façade of building
- renovating foyer area
- upgrading landscaping
- replacing balcony railings with safer & more modern design
Careful planning is necessary before commencing any large project. With the right advice and correct budget considerable value can be added to the strata complex thereby being of direct benefit to each of the owners. Not only will they have a more stylish building to live in but the value of the unit will have increased. Obviously, units in buildings with well landscaped areas command a much higher price than units in bland, unattractive, poorly maintained buildings.
Whether it's carrying out repairs or improving your complex, get the right advice FIRST and reap the dividends.
Safety Glass
Glass breakage is a daily threat, and it usually happens at the worst possible time or in the most inconvenient location. Whether it's windows, patio doors, mirrors, shower screens or glass roofs replacement should be carried out as soon as possible for safety reasons.
All glazing undertaken should comply with the current Australian Standard for selection and installation of glass in buildings (AS1288-94). However, the Building Codes are upgraded regularly and the original glazing that may have seemed adequate several years ago could well be considered extremely hazardous by today's Australian Standards. Failure by building owners and occupiers to comply with these Standards could result in substantial damages claims should an injury occur.
Glass Audit
A "Glass Audit" can be carried out by a glass specialist to determine if your premises are glazed in accordance with Australian Standards.
Pest Control
Termites and other timber destroying pests can attack strata buildings. Older buildings usually have more timber structures than newer strata buildings. The susceptible areas are:
- roof timbers
- subfloor timbers
- exterior timber such as windows, doors, garage door frames, stairs and landings.
Things to consider regarding Termites and borers are:
- they can be in neighbouring trees and fences and, unless detected and a treatment carried out, can move to the building
- if not detected early, they can cause extensive damage to timbers thereby greatly affecting the strength of the structure
- regular inspections should be carried out by a qualified pest technician
- a pest technician can also advise whether the building is conducive to termite infestation and can recommend appropriate action to reduce or alleviate this.
New Requirements for Common Property Pest Inspections
Changes to the Pesticides Regulations in 2007 now require that the residents in multiple occupancy residential complexes must be given at least 5 working days notice before pesticides are used to treat any common areas of the property. You should consult a pest management technician concerning compliance with this regulation.
Fire Safety
The NSW Environmental Planning & Assessment Act requires that "the owner of a building, to which an essential fire safety measure is applicable, is required to maintain each essential fire safety measure in the building". These measures include (but are not limited to):
- fire doors
- fire dampers
- smoke detectors and alarms
- emergency lighting
- exit lighting
- fire hose reels
- fire extinguishers
Smoke Alarms
Smoke alarms are already mandatory for all new buildings and for some renovated buildings in NSW. However, since May 2006, owners of older home units have been required to instal smoke alarms (in the correct locations) and keep them in good working order. The official 'correct' locations in a unit are: one alarm on each level of the unit and one at the part of the unit containing the bedroom and the rest of the unit.
Any smoke alarm that complies with the Australian Standards AS 3786-1993 Smoke Alarms (which should be stamped on the product packaging) will meet the new requirements.
Smoke alarms can be either hard-wired (ie powered from the mains electricity power supply) or battery-powered. It's the owner's choice which type is installed.
Repair and maintenance of smoke alarms is an individual owner's responsibility with the only exception to this requirement being if the smoke alarm has been installed with the original construction of the building. Then the Owners Corporation repairs and maintains the systems, however the resident remains responsible for regular replacement of batteries for all battery-powered alarms.
An appropriately qualified person, such as a Fire Engineer or Building Surveyor, must inspect the fire safety measures and provide a certificate to the owners.
An Essential Services Certificate must be provided to the Local Council and Fire Brigade each year and a copy displayed at the strata building.
TIP - The best solution is usually to have all consultants and contractors involved in the project working together as a team to find the best solution for your building. | 
