One strata resident’s ceiling is another unit-dweller’s floor but when it comes to changing things, exactly who owns what?
QUESTION: I own a unit in a block of flats where the annual accounts have just itemized almost $1000 to repair a sagging ceiling in another unit. My understanding is that repairs to the internals of an apartment are the responsibility of the individual unit owner, not the Owners Corporation . Am I correct in my understanding? If so, how do I pursue the matter from here? - Overcharged, Manly.
ANSWER: The ceiling is almost always part of the common property as it forms part of the insulation between apartments. For instance, sagging ceilings would normally form part of an Owner’s Corporation’s claim for defects in a new building, rather than the individual owner’s claim for fixture and fittings. Which leads to another question: if this is a modern apartment (less than seven years old), has this been claimed as a defect against the developer?
QUESTION: I have a flat built in the 60s, which has an awful looking vermiculite ceiling (a bit like kitty litter). I would like to remove it, cover it (suspended ceiling) or paint it. I find it difficult to get consistent information on it, some say it’s a fire retardant and it shouldn’t be painted. Others say that it can be. Do I need to obtain Owners Corporation it before I do anything? – Underwhelmed, Randwick
ANSWER: Since the ceiling is common property and the vermiculite – a roughcast “popcorn” textured material – may be part of the fire retardation, you should ask your executive committee before you do anything.
However, it should be very easy to get the effect you desire without compromising safety. A fire retardant paint would be the easiest and most obvious answer, with a fire-proof “dropped” ceiling another possibility.
As long as you aren’t compromising the safety or integrity of the ceiling, I can’t see why your EC would object. You can go to Fair Trading for mediation if they do. But do ask them before you do anything. Meanwhile, a quick Google turned up possible remedies at www.paintvermiculite.com.au and www.aaronceilings.com.au. There will be others but that’s a starting point.
I’m just reading the question in today’s SMH about painting a vermiculite ceiling in a unit.
I did this about 10 years ago in a unit in Mortdale. It’s a lot of work and the vermiculite acts like a sponge and soaks up a hell of a lot of paint. I used a hired spray gun and simply went from room to room applying coat after coat.
It was a bit of work but the final effect was fantastic. It brightened up the whole flat and the ceiling appeared a foot higher. Plus, it was a selling point when we eventually sold the place.
I highly recommend painting a vermiculite ceiling.
—JamesHi – I live in the top floor of a strata building and my ceiling is common property, however I would like to remove it and insulate the inside of the roof instead, therefore increasing the size of the lot. Would this involve only a new by-law regarding amendment to common space, or would there be financial implications also (apart from architect, council approval and solicitor)?
—ConorJimmyT writes: There is a formula established by the Supreme Court that goes something like this: take the professionally and independently estimated value of the property after the renovation, subtract the similarly appraised value before the renovation, from the difference subtract the cost of the work and legals etc and the remainder (if there is any) is paid to the Owners Corporation. Simple, huh? And yes, you’d need to pay the legals for having the special resolution by-law drawn up too.