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  • #7556

    My apartment block's registered Strata Title is prior to the change in By Law, when balcony walls became common property in 1974.

     

    I have to replace the current balcony door/window configuration to stop a leak due to wood rot and lack of waterproofing under the structure. The magnesite in the lounge room has also been ruined along the wall, but fortunately this aspect hasn't caused expensive damage to the concrete slab.

    I have been unsuccessful in gaining approval to change the current configuration, which consists of a hinge door, non-Standard glass, panelling (with asbestos), and a double hung window. 

    I'm advised that the expense of this repair is completely the Lot owner's responsibility. Yet, painting of the balcony doors/windows was covered by body corporate, to keep with uniformity.

     

    The EC's view is that a failure to maintain the timber (by previous owners'), means that any damage to common property (floor) is no longer that of body corporate. Yet, there is evidence of sections of wood being replaced and silicon. I am told they were also unsuccessful in their attempt to fit a new design (bi-fold doors). Limited negotiation skills are apparent with members of EC & Strata Manager.

    The current configuration is South facing and cops some very bad weather, I suspect that this has largely contributed to the problem.

    This aspect is not acknowledged.

     

    I have two questions:

    1). If I match the current design (in order to keep with the appearance of the building), can I use different materials ? (i.e aluminium is recommended to provide a good flashing system).

    2). Do I have a case for the body corporate to contribute to costs of replacement, since new waterproofing and floor levelling is being completed?

     

    Regards,

    S

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  • #13553

    Hmmm, tricky situation. Is this why no one is responding?
    The long term plan in place for other Lot owners is to keep patching up. I have been reading that magnasite mixed with salt and water, (as this buiding is coastal) from rain leaking through structures such as I’ve described have caused concrete cancer.

    Perhaps someone could advise if the new owner is liable for possible lack of maintenace of timber of the original balcony by previous owners? For Strata Titles of 1965.

    This is the key message I’m being advised to shift all responsibility to me. I might add that this perception, is not shared by builders, though this aspect is a whole other story.

    Would love to hear how other people have managed this nasty situation, where the balcony wall is not common property.
    Those in more protected parts of the building, are years behind in damage, and won’t support the expense for replacement of the whole or part of the building. I’m probably going to find that my replacement will only be in place for 10 years, then I’ll have to pay a levy to fund the whole builing replacing balcony walls to keep uniformity of appearance. Is there a creative solution that won’t decrease Lot values, and is win – win and effective use of resources.

    That’s what’s so hypocritical, I’m expected to use materials that will last 50 years, i.e. timber, with no plan in place for other balconies. It’s silicon and patch up discussed at the AGM. Here’s hoping a bigger problem isn’t growing under the carpet!

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