Introduction
Strata living, also known as strata-titled housing, is a common property ownership structure across Australia. It applies to apartment buildings, townhouses and mixed-use developments where individual owners hold title to their lot while sharing ownership of common areas such as hallways, lifts, roofs and building services.
In this type of environment, emergency building repairs are particularly critical. A single fault can affect multiple residents, compromise safety, or lead to extensive property damage if not addressed quickly. Unlike standalone homes, responsibility is often shared — which can cause confusion during urgent situations.
This article explains what qualifies as an emergency repair in strata, who is responsible, where disputes commonly arise, and how to manage emergencies efficiently and fairly.
2. What Qualifies as an “Emergency Repair” in Strata
2.1 Definition of Emergency Repairs
Emergency repairs are urgent issues that pose an immediate risk to health, safety, security, or the structural integrity of the building. These are not minor inconveniences or cosmetic problems — they are situations where delays could worsen damage or make parts of the property unsafe or uninhabitable.
Routine maintenance, wear-and-tear or aesthetic upgrades generally do not fall under emergency building repairs unless they escalate into a safety risk.
2.2 Common Examples
Typical strata emergencies include:
- Burst water or sewerage pipes and major internal or external leaks
- Dangerous electrical faults or widespread power outages
- Broken lifts in multi-storey buildings
- Fire safety system failures, gas leaks or smoke detection faults
- Structural issues such as roof leaks or partial collapses
- Security failures involving shared doors, gates or access points
In many cases, an emergency make safe response is required first to eliminate immediate danger before permanent repairs are arranged.
3. Who’s Responsible for Emergency Repairs in Strata
3.1 The Role of the Owners Corporation (Body Corporate)
The Owners Corporation is responsible for repairs and maintenance to common property. This includes shared plumbing and sewerage, building structures, fire systems, lifts, external walls, roofs and shared electrical infrastructure.
Costs for emergency repairs are usually paid from collective funds such as the maintenance fund, capital works fund or an emergency reserve.
3.2 What Individual Lot Owners Are Responsible For
Lot owners are generally responsible for anything within their private unit, including:
- Internal plumbing beyond the isolation point
- Internal walls, floors, fixtures and finishes
- Appliances, white goods and internal electrical wiring
- Any modifications made solely within the lot
If the issue is confined to the individual unit and does not involve common property, the owner bears the cost.
3.3 The Role of the Strata Manager or Committee
Strata managers and committees act as coordinators during emergencies. They receive reports, assess responsibility, engage contractors, communicate with owners, and ensure compliance with safety and building regulations.
They also manage documentation, approvals and long-term repair planning following urgent works.
4. Grey Areas & Common Disputes
Disputes often arise when responsibility is unclear. Common examples include:
- Water leaks originating in common pipes but damaging private interiors
- Balconies, windows or external fixtures with unclear ownership
- Services located on common property but servicing only one lot
- Poorly defined by-laws or outdated strata plans
Legislation and definitions can vary by state, making it essential to check local regulations and governing documents.
5. Why Clear Communication & Documentation Matter
During emergencies, delays caused by miscommunication can significantly increase damage and costs. Clear reporting processes, transparent decision-making and proper documentation help ensure repairs are handled quickly and fairly.
Using structured systems to log issues, track contractor work and store reports builds trust between owners, residents and the strata committee.
6. Step-by-Step Guide — How to Handle Emergency Repairs in Strata
- Assess the severity – Confirm the issue poses a genuine safety or damage risk.
- Determine responsibility – Refer to the strata plan and by-laws to identify whether the issue involves common property or a private lot.
- Notify the right party – Contact the strata manager or committee immediately if common property is involved.
- Engage qualified contractors – For urgent situations, licensed professionals should carry out an initial emergency make safe response.
- Document everything – Take photos, collect written reports and note timelines.
- Follow up – Ensure records are kept for insurance claims, reimbursements or future reference.
7. Preventive Measures — Reducing the Risk of Emergencies
Proactive maintenance is the most effective way to reduce emergencies. Regular inspections of plumbing, electrical systems, fire equipment, lifts and roofs help identify risks early.
Maintaining sufficient reserve funds allows quick action when emergencies arise. Clear by-laws defining ownership responsibilities also minimise disputes.
For properties that require accessibility or safety-focused upgrades, structured modification planning — such as disability-friendly changes similar to those outlined in specialised building solutions like NDIS-compliant home modifications — can significantly reduce emergency risks when implemented correctly.
8. Role of Strata Meetings & Long-Term Planning
Strata meetings provide an opportunity to review emergency procedures, approve budgets and update by-laws. Committees should maintain emergency contact lists, pre-approved contractors and clear communication protocols.
Educating residents on what constitutes an emergency and who to contact ensures faster responses when issues occur.
9. Conclusion
In strata housing, responsibility for emergency repairs generally depends on whether the issue affects common property or an individual lot. Clear by-laws, good communication and proactive maintenance are essential to avoiding confusion and costly disputes.
By adopting structured processes and planning ahead, strata communities can ensure emergencies are handled swiftly, safely and fairly — protecting both residents and the long-term value of the property.
