Strata Maintenance in Perth: Who's Responsible for What?

Understand strata maintenance responsibilities in Perth. A clear guide to who pays for what under WA's Strata Titles Act for lot owners and strata companies.

Understanding Strata Maintenance Obligations in WA

Strata living in Perth has grown significantly over the past two decades, with the WA planning framework encouraging higher-density development across established suburbs like Subiaco, Claremont, Rivervale, and Victoria Park. According to Landgate data, there are over 80,000 strata-titled lots in Western Australia, and the number continues to grow as infill development reshapes suburbs across the metro area.

With strata ownership comes a unique set of maintenance responsibilities governed by the Strata Titles Act 1985 (WA) and its subsequent amendments, including the significant reforms introduced through the Strata Titles Amendment Act 2018. Understanding who is responsible for what — the lot owner, the strata company, or a shared obligation — is essential for both maintaining your property and avoiding disputes with neighbours and the strata council.

Lot Owner vs Strata Company Responsibilities

The general principle is straightforward: lot owners maintain everything within their lot boundary, and the strata company maintains common property. However, the practical application creates confusion, particularly around building elements that serve both individual lots and the common areas.

Maintenance Item	Lot Owner	Strata Company	Notes
Internal walls, floors, ceilings	Yes	No	Within the lot boundary as per the strata plan
Exterior walls (structural)	No	Yes	Part of the building’s common property
Windows and doors (lot entry)	Yes	No	Unless the strata scheme’s by-laws state otherwise
Roof structure and covering	No	Yes	Common property regardless of which lot is below
Gutters and downpipes	No	Yes	Part of the building’s common drainage system
Plumbing — within lot	Yes	No	From the lot’s isolation valve inward
Plumbing — common pipes	No	Yes	Main supply and sewer lines serving multiple lots
Lot courtyard or balcony	Yes (surface)	Yes (waterproof membrane)	Shared responsibility — a common dispute area
Common area painting	No	Yes	Stairwells, corridors, external facades
Car park structure	No	Yes	Common property; individual bays may be exclusive use
Gardens — common areas	No	Yes	Managed through strata levies
Gardens — exclusive use courtyards	Yes	No	Unless by-laws allocate differently

The 10-Year Maintenance Plan Requirement

Under the reformed Strata Titles Act, strata companies in WA with ten or more lots are required to prepare a 10-year maintenance plan. This plan must identify all common property requiring maintenance, estimate the cost and timing of works, and inform the reserve fund contribution required from lot owners through their quarterly levies.

This is a significant obligation that many smaller strata schemes in Perth still struggle with. A well-prepared maintenance plan prevents the painful scenario of a special levy — where lot owners receive an unexpected bill for thousands of dollars to fund deferred maintenance. Common triggers for special levies include major painting programmes for building exteriors, roof replacements, and gutter and downpipe renewals that should have been budgeted for through regular contributions.

Common Strata Maintenance Challenges in Perth

Exterior Painting

Repainting a strata building’s exterior is one of the largest maintenance expenses a strata company faces. Perth’s UV conditions mean exterior paint on north and west-facing walls may degrade in as little as five to seven years. A well-planned exterior painting programme budgeted through the reserve fund avoids the need for a special levy and keeps the building presentable — which directly affects individual lot values.

Waterproofing and Balcony Membranes

Balcony waterproofing failures are one of the most contentious maintenance issues in Perth strata schemes. The membrane is typically common property (maintained by the strata company), but the tiles and surface finish are the lot owner’s responsibility. When a membrane fails and water penetrates into the lot below, determining liability and coordinating repairs requires careful reference to the strata plan and by-laws.

Gutter and Roof Maintenance

Multi-storey strata buildings in Perth require regular gutter cleaning and roof inspections, but access is often more complex than for standalone homes. Scaffolding, elevated work platforms, or rope access may be required, adding significantly to the cost. Scheduling this work annually before Perth’s winter wet season should be a standard item in every strata company’s maintenance calendar.

Resolving Strata Maintenance Disputes

When disputes arise about who should pay for maintenance, the first reference point is always the strata plan (which defines lot boundaries) and the scheme’s by-laws. If these don’t resolve the issue, SAT (State Administrative Tribunal) can make binding orders. Common disputes include responsibility for shared walls between lots, damage caused by common property failures (such as a leaking common pipe damaging a lot owner’s flooring), and the adequacy of the strata company’s maintenance response times.

For strata companies looking for a reliable maintenance partner, working with a company that understands both the technical requirements and the strata governance framework ensures works are properly scoped, competitively quoted, and compliant with the strata company’s obligations. A detailed maintenance quote should reference the specific common property items being addressed and align with the 10-year maintenance plan.

James Officer

James Officer, has been renovating homes for more than 20 years. Over a decade ago, James founded Perth Property Improver with a clear vision — to create a reliable, professional service where homeowners could feel confident that their project was in safe hands. Over the years, he has built strong relationships with trusted local contractors, carefully weeding out the average from the excellent, so only the most skilled, dependable tradespeople work on your home.