When it comes to maintaining common property, what seems straightforward on the surface is often anything but. While the general rule is that the body corporate is responsible for maintaining common property, recent articles highlight how the most common maintenance pitfalls can lead to misunderstandings, grey areas, and neglected obligations frequently causing disputes and costly delays.

Here’s a practical guide to some of the most common maintenance pitfalls and how your committee can avoid them.

Pitfall #1: Common Maintenance Pitfalls – Assuming the Caretaker Handles It All

It’s a common misconception that the caretaker is responsible for all repairs and upkeep on common property. In reality, their duties are defined by contract, not legislation.

Recent coverage: Caretakers and Maintenance Responsibilities
Tip: Review caretaker agreements regularly and ensure responsibilities are clearly understood by all committee members.

Pitfall #2: Common Maintenance Pitfalls – Obtaining Maintenance Quotes

Who should get the quotes? The manager? The caretaker? A committee member? Confusion over this process can delay urgent work and lead to friction.

Clarified in: Who Gets My Body Corporate Maintenance Quotes?
Tip: Develop a policy for obtaining quotes—minimum number, sources, and who’s responsible for coordination.

Pitfall #3: Exclusive Use Complications

Exclusive use by-laws can shift maintenance responsibility for parts of common property to individual lot owners—but only if clearly stated.

Explore: What Is a Specific Provision in Exclusive Use By-Laws?
Tip: Always check by-law wording and seek clarity from legal professionals when responsibilities are unclear.

Pitfall #4: Air-Con Units on Common Property

Air conditioning units, especially external condensers installed on walls or rooftops, can sit in a maintenance grey zone. Who’s responsible for repairs or replacement when they’re on common property?

See: Air Conditioners – Whose Responsibility Are They?
Tip: Require committee approval for all external installations, and document who is responsible for ongoing maintenance.

Pitfall #5: Responsibilities for Balcony Painting

Who is responsible for areas within the lot boundary and also what approval is required is an area that is often overlooked when a full building repaint is being arranged. The answer will depend on the scheme set up and how the owners decide to proceed.

Review: Who Is Responsible for Balcony Painting During Building Repaints?

Tip: Plan ahead early by collaborating with owners to avoid mismatched finishes and ensure cost-effective, compliant outcomes.

Quick Maintenance Health Check for Your Scheme

• Have all maintenance responsibilities been reviewed against contracts and by-laws?
• Are major infrastructure areas on a regular inspection and maintenance schedule?
• Does your body corporate have documented policies for installations on common property?
• Are lot owners aware of who maintains what—and who pays?
• Are committee decisions on maintenance clearly recorded in minutes?

A proactive, well-documented approach to common property maintenance not only prevents disputes—it protects the value of everyone’s investment.

Got questions or an unusual maintenance scenario? Let us know and I may cover it at the Cairns Seminar next week!

Article contributed by Stephen McCulloch – Partner, Archers the Strata Professionals

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