Understanding what constitutes common property is fundamental to strata living. Knowing where your responsibilities end and the strata corporations begin can save first-time buyers and seasoned property investors time, money, and potential disputes down the track.
Defining Common Property
Common property encompasses all areas of land and buildings not included in any individual lot. These spaces are jointly owned by all lot owners, with the owners’ corporation responsible for their management and maintenance. Your registered strata plan is the definitive source of truth. It clearly delineates the boundaries between your private lot and common property, typically marked by thick black lines on the plan.
Where Do Lot Boundaries Sit?
In most strata schemes, the boundaries of your individual lot are generally formed by:
- The upper surface of the floor (excluding carpet and other floor coverings)
- The undersurface of the ceiling
- All external or boundary walls, including doors and windows
This means the structural elements themselves (the actual walls, floors, and ceilings) typically fall under common property, while the interior surfaces and finishes belong to you.
Typical Common Property Areas
Building Structure
In Apartments, external walls and boundary walls, roofs, gutters, and downpipes, floors and structural slabs, stairways and ramps, and balcony walls and doors (for schemes registered after certain dates). In single-tier properties, in most cases, the roof is the lot owner’s responsibility, which is why the Strata Plan is the reference in determining where the lot boundaries are.
Shared Spaces
Entrance lobbies and foyers, corridors and hallways, lifts and lift wells, as well as stairwells and fire exits.
Outdoor Areas
Driveways and pathways, gardens and landscaped areas, parking areas (unless designated to specific lots), fences and boundary structures.
Building Services
Pipes servicing more than one lot or located in common areas, electrical wiring in common areas or servicing multiple lots, water, sewage, and gas connections, air conditioning ducts and ventilation systems.
Original Fixtures
Ceramic tiles originally attached to common property surfaces, parquet and floorboards as originally installed, plaster ceilings and cornices, doors and windows within boundary walls.
The Grey Areas
Some elements can be less straightforward. Structural cubic space, for instance, includes any pipes, wires, cables, or ducts that don’t exclusively serve a single lot, along with the space enclosing these services. The age of your strata plan matters too. Schemes registered after certain legislative changes may have different boundary definitions, particularly regarding balconies and structural slabs.
Who’s Responsible for What?
The owners’ corporation must maintain, repair, and replace common property as needed. This responsibility is funded through levies collected from all lot owners. You cannot simply decide to renovate or alter common property on your own. Any changes require approval from the owners’ corporation, even if the alteration would benefit your individual lot. This ensures modifications comply with WA strata legislation and don’t compromise the building’s structural integrity or appearance.
Exclusive Use Arrangements
Sometimes, the owners’ corporation may grant an individual owner exclusive use of a specific common property area. This might include a courtyard, parking bay, or storage area. These arrangements require formal approval and clearly define maintenance responsibilities and access rights.
When everyone understands their responsibilities in a strata scheme, buildings run more smoothly, maintenance gets done properly, and lot owners can enjoy their properties without unnecessary complications. If you need help understanding your strata plan or have questions about common property in your building, contact Perth Strata Co. to provide the clarity you need.
