Can I arrange common property repairs myself if the committee is too slow to act?
In this month’s Strata Q&A, we received a question from Abby M, an owner based in South Australia, regarding whether she is allowed to arrange repairs to common property herself if the committee is taking too long to take action. The damaged item is now starting to affect other aspects of the building, and she is concerned that if it is not repaired soon, the problem will ony get worse.
Q. Can I arrange common property repairs myself if the committee is too slow to act?
I have been reporting a broken gutter that is a part of the common property for months. Every time it rains, water overflows straight onto my patio, and it is starting to damage the pavers and the external wall. I’ve raised the issue with the committee several times, but nothing has been organised yet, and it’s only getting worse. Can I arrange repairs myself, or do I need to wait until the committee decides to act?
A. The strata corporation is responsible for maintaining and repairing the common property which means that individual lot owners generally cannot arrange repairs to common property on their own.
Under Section 25 of the Strata Titles Act 1988 (SA), the strata corporation (all owners acting collectively) is responsible for maintaining and repairing the common property. This means individual lot owners generally cannot arrange repairs to common property on their own and then expect automatic reimbursement.
Routine repairs
For non-urgent issues, owners must wait for the strata corporation or the committee to organise the repair. If you go ahead and hire a tradesperson without approval, there’s no guarantee the strata corporation will reimburse you, even if the repair was reasonable or necessary.
Urgent or emergency repairs
If the problem poses an immediate safety risk or could cause further damage (for example, flooding, dangerous electrical faults, or structural concerns), an owner may step in and organise urgent repairs. To maximise the chance of reimbursement, you should:
Notify the strata corporation or committee immediately about the issue and your intention to act.
Keep clear records — photos of the damage, details of the risk, and evidence showing why immediate action was needed.
Retain all quotes, invoices, and receipts to support your reimbursement request.
Submit a formal claim to the strata corporation for consideration after the repair.
Disputes and escalation
If the strata corporation refuses to reimburse or continues to delay necessary repairs, owners can seek resolution through internal processes or escalate the matter to the South Australian Civil and Administrative Tribunal (SACAT). SACAT can make binding orders requiring the corporation to carry out repairs or reimburse owners where appropriate.
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