Strata or Owner? Understanding Where Responsibilities Meet (and Sometimes Clash)

One of the most common frustrations in condo living is not knowing who’s responsible when something goes wrong.

You pay your strata fees, you have your unit keys, and everything seems clear—until the fob doesn’t work, your AC stops blowing cold air, or an appliance installed by the builder breaks down. That’s when the question comes up: Is this on me, or strata?

Let’s clear things up.

Where Strata and Owner Responsibilities Overlap

In every strata building, there’s a divide between common property and strata lots (individual units). But sometimes systems are shared (like heating and ventilation), or appliances are installed by the developer, and it’s not immediately obvious who should handle what.

That’s why the overlap happens, especially in new buildings.

To help you navigate this, here are two simple checklists.

Owner Responsibility Checklist

These are usually the responsibility of the unit owner:

• Fridge, stove, dishwasher, washer/dryer (unless listed as common assets)
• Smoke and CO detectors in your unit
• Lights, light switches, and plug sockets inside your suite
• Thermostat (if not connected to a shared system)
• Cosmetic damage to walls, paint, or flooring
• Repairs to window blinds or internal doors
• Plumbing under the sink or inside the unit’s walls (unless shared)
  

Tip: If it’s only used by your unit and located entirely inside your four walls, it’s probably your responsibility.

Strata Responsibility Checklist

These are typically covered by strata:

• HVAC systems connected to a shared mechanical room
• Roofs, exterior walls, and balconies (excluding decking or tiles inside unit boundaries)
• Hallways, lobbies, elevators
• Fobs and garage remotes (including access control systems)
• Shared water heating or ventilation systems
• Main plumbing stacks and drainage
• Fire alarms and sprinkler systems
• Electrical rooms and breaker panels outside units
  

Tip: If it affects more than one unit or is located outside your walls, strata is likely responsible.

What About Emergency Systems?

Ventilation, heating, air conditioning, and elevator access aren’t just luxuries—they’re considered essential systems. If any of these fail, and they’re part of a central building system, strata is obligated to respond, especially if there’s a warranty in place (for newer buildings).

If these are connected to shared systems and go down due to a power outage, for example, strata or the developer is usually your first call, not a private technician.

Still Not Sure? Ask These Questions:

• Was the item installed by the developer?
• Is it listed in your purchase documents or warranty booklet?
• Is the issue affecting more than one unit?
• Is it visible or accessible from a common hallway or area?
• Is it included in the strata budget under maintenance or capital planning?
• Is it listed on the strata plan as common property or limited common property?

If you answered yes to any of these, it’s likely Strata’s domain—or at least, a shared concern.

What to Do If No One Takes Responsibility

This is where many new owners get stuck. Everyone’s pointing fingers—builder, strata, warranty provider, trades.

Here’s a short action plan:

1. Document the issue (photos, dates, impact).
2. Email strata and request clarification. Mark as “urgent” only if safety is impacted.
3. Ask for warranty provider contact if the building is under 2, 5, or 10 years old.
4. Contact the developer directly if the issue is due to original construction.
5. Request a copy of the strata bylaws and common property schedule if you haven’t seen it.
   

Food for Thought 

Living in a strata building comes with shared responsibilities, but it doesn’t mean you should be left guessing.

When systems fail or appliances break, the question isn’t just who pays for this?—it’s also how quickly will it get fixed? That’s why knowing what falls under strata and what’s on you as an owner is key to avoiding delays, confusion, and costly repairs you didn’t need to make.

If you’re unsure, start with your strata documents, bring your concerns to a meeting, and don’t be afraid to ask for help, especially if you’re in a newly completed building with active warranties still in place.

Need help managing your strata? Contact us today.