NAVIGATING RESPONSIBILITIES: WHAT COMMITTEES NEED TO KNOW ABOUT WHO PAYS FOR GLASS REPAIRS

When glass breaks in a strata building, one of the first questions raised is who is responsible for paying for the glass repairs. Is it the lot owner or the body corporate? The answer can vary from building to building, which is why confusion and delays are common. A clear understanding helps committees manage repairs quickly and safely.

Understanding Responsibility in Simple Terms

Responsibility usually depends on the location of the damaged glass:

• Lot property: glass fully inside the boundaries of a lot.
• Common property: external windows, doors, lobbies, entry panels, balustrades or barriers.

However, this general rule is not universal. Every scheme can be different.

The Importance of By-Laws and Survey Plans

By-laws and registered survey plans legally define responsibility. For example:

• Some schemes classify all windows as common property.
• Others assign maintenance of window glass to lot owners.

Committee members should always check the documents that apply to their specific building for glass repairs rather than relying on previous experiences in other schemes.

What Happens When Responsibility Is Unclear

If responsibility is debated or not understood, the situation can become risky. Unclear responsibility may lead to:

• Hazards from unattended broken glass.
• Increased repair costs if the condition worsens.
• Insurance issues if incorrect glass is installed.
• Resident dissatisfaction due to delays.

Fast action is always safer than waiting for a dispute to resolve.

Best Practice for Committees

1. Review by-laws and plans when joining or starting a new committee.
2. Seek guidance from your strata manager or a qualified glazier when unclear.
3. Document decisions for future reference.
4. Ensure replacements meet AS1288:2021 standards.

Article Contributed by Express Glass.