A plain English guide to who fixes what in a small NSW townhouse strata scheme — owner, owners corporation, or somewhere in between.
It's the most common question we get — "is this mine to fix, or the scheme's?" The honest answer is: most of the time it's clear, but townhouse schemes have more grey areas than apartment buildings. Here's how to think about it.
The inside surfaces of your home (paint and plaster finish), floor coverings you've added, fixtures, fittings, your appliances, your hot water system (in most schemes), and anything you've installed yourself.
The building's structure (walls, floor slabs and the waterproofing in them), the roof, common driveways and paths, common gardens, and most services that run between lots.
Courtyards, fences, garages and carports, and anything outside that "belongs" to one lot but is part of the building.
Type what's wrong — for example "leaking shower", "broken window", "garage door" — and we'll show you who usually fixes it in a townhouse strata scheme.
Quick guidance only. Always check your strata plan and by-laws before acting on a repair.
The default rule is the same for townhouses and apartments: your lot ends at the inner surface of the walls, the upper surface of the floor and the underside of the ceiling. The structure outside those surfaces — walls, slabs, membranes, roof — is common property. Some townhouse plans change this, for example by including a courtyard in the lot. Always check your registered strata plan — it's the only reliable starting point.
Pick the area you're trying to sort out. Each page covers the typical position, where townhouse schemes differ, and what to do if responsibility is disputed.
Almost always common property — but townhouse schemes can have surprising exceptions. Includes flashings, valleys, and the bits where rooves meet.
Read the guideThe face of the building, including render, brickwork and paint. Usually the OC's responsibility — but party walls and dividing walls have their own rules.
Read the guideFrames, glass, seals, locks and tracks. One of the most disputed items in townhouse strata. Who pays often depends on the cause and the plan.
Read the guideFront doors, garage doors, sliding doors and internal doors. The rules are different for each, and townhouse plans can flip the usual position.
Read the guideMembranes, flashings, and the hidden layers that stop water getting in. Bathroom membranes are common property by default — in townhouses and apartments alike.
Read the guideOne of the biggest townhouse vs apartment differences. Often part of the lot — but the structural slab and membrane underneath usually aren't.
Read the guideShared driveways, individual driveways, paths and crossovers. The strata plan tells you which is yours and which is the scheme's.
Read the guideExternal boundary fences, internal fences between courtyards, and who pays when a fence needs work. Lots of townhouse-specific issues.
Read the guideCommon gardens, courtyard gardens, mature trees, overhanging branches and root damage. Almost a townhouse-only topic.
Read the guideWater pipes, blocked drains and sewer lines. Pipes inside your lot that serve only your lot are yours; shared pipes, and pipes inside the wall or floor structure, are common property.
Read the guideIn most townhouse schemes, each lot has its own system and the owner looks after it — a clear difference from some apartment buildings.
Read the guideSwitchboards, wiring, light fittings and smoke alarms. Lot-only wiring is yours; common-area lighting is the OC's.
Read the guideOne of the most disputed items in strata. The unit is yours, but fixing it to common property needs approval first. Here's how approval works.
Read the guideNBN connection, internal cabling, TV aerials and satellite dishes. Mostly straightforward in townhouses — each lot gets its own connection.
Read the guideThe single biggest pest risk for townhouses. Annual inspections protect the building and the budget. Much more critical than in apartments.
Read the guideUsually common property — the OC looks after them, you look after your own key.
Read the guideYours if in your courtyard. What to check before you install or replace one.
Read the guideStructure is usually common; internal modifications need approval. Very different from apartment basement carparks.
Read the guideLess common in townhouse schemes, but where they exist, compliance with the Swimming Pools Act is non-negotiable.
Read the guideIf you're stuck on a specific issue in your scheme, we're happy to take a quick look. No charge for a general chat.
Get in touchBefore getting stuck into a repair or a levy dispute, run through these four steps. They sort most situations.
The registered plan shows where your lot ends and common property begins. If the plan is recent, it usually has shaded areas. If it's older, it can take some reading.
Some schemes have by-laws that shift responsibility — for example, a "common property rights by-law" that puts maintenance of an air conditioner on the lot owner who benefits from it.
Even when something is common property, if a lot owner caused the damage (e.g. a leak from a flexible hose), they may need to cover the cost. The opposite is also true.
If it's still unclear, ask. A good strata manager will tell you straight — and if it's a genuine grey area, they'll say so rather than guess.
Send us a quick description and a photo or two. We'll tell you who's likely responsible and what to do next.
Get in touchAlan Hunter · (02) 4971 0363