Monthly Archives: December 2015

Pest control, while it may seem a small thing, can become a major problem if left unchecked. The most common pests found in strata include: ants, cockroaches, termites, wasps, fleas and vermin.

Pests can become a source of disputes and even a reason for owners leaving the strata, so it’s important for all parties to understand who carries the responsibility and tips on how to prevent pests.

Quick Tips to Avoid Pests in your Strata Building
• Keep any areas where food is prepared & eaten free of food particles and waste.
• Foods that are susceptible to attracting ants or cockroaches should be stored in airtight containers or in the refrigerator.
• Treat pets for fleas, feed them in the same area and keep it clean.
• Always clean up all leftovers immediately.
• Remove any decaying timber (to prevent nesting sites for snakes, mice, rats and other pests).
• Keep bins closed and empty them when they are full.
• Keep premises clean. Especially where crumbs and food may collect.
• Repair any leaks beneath the sink and by sink top as ants and roaches will gather here.
• Continue regular pest inspections and always use a licensed, qualified pest technician.
• Make sure you take any recommended necessary preventative action.

Inevitably, pests will find their way into your home from time to time. As part of general obligations, the landlord is responsible for eradicating any pest infestations that are evident at the start of the tenancy.

Tenants and landlords should inspect the unit thoroughly to look for signs of pests such as droppings, inquiring about previous pets and history of any pest issues. Note any evidence of pests in the condition report and negotiate having a pest control service in the first few weeks of tenancy if pest issues arise. If pests appear after a tenant moves in, they should notify the landlord immediately and preferably also in writing including a date. Then further action can be taken based on by-laws and agreements of tenancy.

Generally, when pests such as ants, bees and wasps, cockroaches, fleas, spiders, snakes, and vermin are present at the start of the tenancy, the landlord is responsible for eradicating the infestation. If any ants, bees, wasps, cockroaches, fleas, spiders, snakes and vermin are discovered during the tenancy, then the tenant is responsible.

However, if snakes are caused by any breaches in the agreement by the landlord (ex: piles of rubbish left in garden), then the landlord is responsible. Finally, any time birds or possums become a pest; the landlord should remove them and seal off any entry points.

Keep your strata building clean, maintain regular pest inspections, and communicate clearly with all parties to prevent pests and disputes.

When something needs to be repaired or replaced, who is responsible? Generally, this is straightforward – the owners’ corporation must repair common property while owners are responsible for repairing anything within their lot.

However, it is not always clear what is common property or what is the individual lot – and this can make it a challenge and lead to disputes if not handled appropriately. Basic rules identify that the “individual lot” includes everything inside the airspace of the unit, such as all internal walls, carpet, fixtures and paint on the walls. The owner is responsible for maintaining these aspects of the individual lot.

Everything outside that airspace such as doors, windows, walls, and tiles fixed to the floor and boundary walls is usually common property and therefore the owners’ corporation carries responsibility.

When something needs to be repaired, the tenant should contact the managing agent or the owners’ corporation and let them know the details of the problem.

Sometimes, a managing agent may be authorised to organise minor repairs without the need for a meeting. But regarding larger, more expensive problems, the owners’ corporation may require a meeting to decide on what action to take.

In the case of accidental damage, the owners’ corporation must still repair common property and an owner must repair their lot – whether the damage was accidental or negligent.

You should review the responsibilities and procedures for repairs with your tenants periodically to ensure timely repairs and avoid disputes.

Who is Responsible for these Common Damages?

• Damage to Balcony. Responsibility? Balconies are generally the responsibility of the owners corporation.
• Damage to Carpets. Responsibility? The owner is responsible for repairing and maintaining the carpet in the lot. The owners corporation repairs and maintains common property carpets (i.e. carpets in hallways, lobbies or common areas).
• Damage to Ceiling. Responsibility? The owners’ corporation must always repair anything in the ceiling.
• Damage to Light fittings. Responsibility? The general rule is that if the light hangs into the lot, it is the owner’s responsibility. If it is recessed in the ceiling, the owners’ corporation is responsible for repairs.
• Damage to Roller door of Garage. Responsibility? It can depend, usually it is the Owners’ corporation.
• Damage to Tiles. Responsibility? Original tiles on boundary walls and floor are owners’ corporation responsibility, while the tiles on internal walls are the owner’s.
• Damage to Walls. Responsibility? Owners’ corporation must repair anything in the boundary walls. The owner is responsible for repairs on walls within the lot.

Prevent disputes before they happen by clarifying any questions and responsibilities when it comes to repairs.

There are a number of small little things that you can do to get your place up to scratch and looking and feeling great. Use these quick tricks to get ready in a flash!

Squeaky Door Hinges
Spray a little WD-40 onto the hinges, moving the door back and forth to work it in. Or try rubbing the hinges with petroleum jelly. If these tricks don’t work, lift the hinge pins about halfway and lubricate them with oil or WD-40 using a rag to catch drips.

Squeaky Floor
For a temporary fix on an uncarpeted floor, sprinkle talcum powder over the noisy area and sweep it into the cracks. Be sure to remove any traces of powder if you’re ever going to refinish the floor.

Peeling Wallpaper
With a knife, smear wallpaper paste onto a piece of writing paper. Rub the paper against the underside of the peeling section. Press the wallpaper against the wall. Slide the writing paper out and smooth away bubbles with a clean cloth.

Stained Bathtub or Shower
Combine equal amounts of cream of tartar and sodium bicarbonate with enough lemon juice to make a paste. Rub the mixture into the stain with your fingers or a soft cloth. Let it sit for a half hour, and then rinse well with water.

Stuck Sliding Windows
Use a little silicone spray lubricant to grease the skids. Spray it onto a rag, then wipe along the tracks, whether they’re metal, wood, or plastic.

Hard-to-Remove Decals
Spray the decals and the surrounding areas with WD-40, lifting the edges to get underneath, if possible. Let sit and then gently scrape away the decal with the edge of a credit card. Degrease the tub with liquid dishwashing soap.

Slamming Door
Soften the slam of a door by affixing a few pieces of peel-and-stick foam weather stripping around the doorstop. Or get a wide rubber band and wrap it around the doorknobs on both sides, stretching it across the edge of the door. Don’t cover the latch.

Hard-to-Remove Lightbulb
Press the center of a foot-long strip of duct tape onto the middle of the bulb. Fold each loose end in half so it sticks onto itself. Gripping each end between your thumb and index finger, give a counterclockwise twist to loosen the bulb. If the lightbulb is broke, cut a potato in half and force it on the sharp edges. Turn to loosen.

Scuffed Linoleum
Rub the spot with white toothpaste and a dry cloth or with an eraser. Or spray WD-40 on a towel and rub lightly, making sure to degrease the area afterward with liquid dishwashing soap and water.

Summer is here and its important tenants and owners are all aware of changes to the swimming pool laws.

The changes include:

• All swimming pool owners must register their swimming pool or spa on the NSW Swimming Pool Register at www.swimmingpoolregister.nsw.gov.au

• Local councils and accredited certifiers, (registered with the Building Professionals Board at www.bpb.nsw.gov.au) can carry out inspections of swimming pools and issue a certificate of compliance if the swimming pool or spa meets all the safety requirements. For an initial pool safety inspection, local councils may charge up to $150. If a second inspection is required a $100 follow-up fee may be charged.

• From 29 April 2016, all properties with a swimming pool or spa that are leased must have a valid swimming pool certificate of compliance. This certificate of compliance certifies that the pool and pool barrier meet the safety requirements. The certificate is valid for 3 years after date of issue. Check to see if your pool complies at www.swimmingpoolregister.nsw.gov.au.

Types of pools include: in ground, above-ground, indoor, portable and any types of pools or spas that are capable of being filled to a depth of 300mm or more of water.

In a strata scheme, all the unit owners jointly own any swimming pool or spa pool that is on common property. The owners’ corporation should arrange for the swimming pool to be inspected and obtain the certificate of compliance. Individual unit owners in strata do not need to have the pool inspected separately.

Don’t wait until April, ensure your pool or spa is safe now! Either a local council or an accredited certifier may inspect the pool and address non-compliance issues accordingly, depending on the risks involved. In cases of non-compliance, the owner of the pool may be liable for a penalty of up to $5,500 for non-compliance with the pool safety requirements and on-the-spot fines of $550 can also apply.