On this page
Whose job is it, and who pays for it? Repairs, maintenance and renovations cause more strata friction than almost anything else — usually because the common-property boundary is misunderstood. This guide ties the whole area together.
The big picture
Two ownership zones drive everything here: the common property (the owners corporation’s responsibility) and the individual lot (the owner’s). The registered strata plan draws the line, and the owners corporation’s duty to maintain common property is strict.
Who pays for repairs
The owners corporation pays for common property; owners pay for their own lot. Where the line falls — with worked examples and what to do when repairs are not done — is set out in who pays for repairs in NSW strata.
The repair duty
Under section 106, the owners corporation must keep common property in good repair, proactively, once it is aware of a problem. Since 1 July 2025, owners have six years (up from two) to claim losses caused by a failure to repair — so a dated record of when issues are reported matters more than ever.
Track every repair, keep the record
OneStrata turns owner reports into tracked jobs, keeps contractors on file, and timestamps when each issue was reported and resolved.
Renovations
Owners can do cosmetic work freely, minor renovations with approval, and major works by special resolution. The categories, the 2025 three-month auto-approval rule and the 10-year record requirement are in can I renovate my strata apartment.
Funding major works
Big repairs need money set aside in advance. That is the job of the capital works fund and its 10-year plan — see the capital works fund and 10-year plan for how to budget so a roof or repaint does not arrive as a special levy.
Doing it the easy way with OneStrata
OneStrata lets owners report issues, the committee turn them into tracked tasks and assign contractors, and keeps a timestamped, immutable record of when each problem was reported and resolved — exactly the evidence a strict repair duty and a six-year claim window call for.
Free strata guides, straight to your inbox
Plain-English checklists and updates for NSW self-managed committees — including when the rules change. No spam; unsubscribe anytime.
This guide is general information for NSW strata committees, not legal, financial or tax advice. Strata obligations are governed by the Strata Schemes Management Act 2015, its Regulation and recent amendments, alongside NSW Fair Trading (nsw.gov.au); always confirm current requirements for your scheme. OneStrata is record-keeping and management software for small to medium size strata schemes; it is not a licensed strata managing agent and never holds your funds.
Frequently asked questions
Is the owner or owners corporation responsible for repairs?
The owners corporation for common property (structure and shared areas) under section 106; the owner for their own lot. The registered strata plan defines the boundary.
How long do owners have to claim for unrepaired common property?
From 1 July 2025, six years from when they first became aware of the loss (up from two years).
Do I need approval to renovate my apartment?
Cosmetic work needs none; minor renovations need an ordinary resolution (or committee approval if a by-law allows); major works need a special resolution.
How are major repairs funded?
Through the capital works fund, built up via levies set against the 10-year capital works plan, so the money is there when works are due.