Who Fixes What? The Maintenance Question Every Sectional Title Owner Asks

The Basic Legal Framework

The Sectional Titles Schemes Management Act divides maintenance responsibility into two camps:

• The Body Corporate handles common property

• Individual owners handle their private sections

Simple enough, right? Well, mostly. The trick is knowing what falls into which category—and what to do when it's not immediately obvious.

What the Body Corporate Must Maintain

The Body Corporate is responsible for keeping common property in good shape. That includes:

• Roof structures (the whole roof, not just the bit above your unit)

• External walls and the building's structural skeleton

• Foundations and load-bearing elements

• Shared staircases, passages, and corridors

• Common plumbing and drainage systems (the pipes serving multiple units)

• Lighting in communal areas

• Driveways, parking areas, and pathways

• Security infrastructure like gates, fences, and access control

If it's structural, shared, or serves the whole building, the Body Corporate owns the problem.

What You're Responsible For as an Owner

Owners must maintain everything inside the boundaries of their unit. This typically includes:

• Internal plumbing fittings (taps, basins, toilets)

• Your geyser (if it's inside your section)

• Internal walls, ceilings, and paint

• Flooring—tiles, carpets, laminate, the works

• Kitchen and bathroom cupboards

• Light fittings and electrical sockets inside your unit

Think of it this way: if it's within your four walls and only affects you, it's your responsibility. You must keep your section in good repair and avoid doing anything that damages common property or your neighbours' units.

The Tricky Bit: Exclusive Use Areas

Exclusive use areas are where things get murky. These might include:

• Your private garden

• A patio or balcony

• A designated parking bay or carport

Here's the catch: even though these areas might technically be common property, you're usually responsible for maintaining them because you have exclusive use rights.

But, and this is important, the specifics depend on your scheme's registered rules. Always check those before assuming anything.

The Grey Zones That Spark Arguments

Some maintenance issues are destined to cause disputes. The usual suspects include:

Leaking balconies – Is it a structural issue (Body Corporate) or poor maintenance of tiles and waterproofing (owner)?

Damp from structural defects – If it's caused by a cracked external wall, that's common property. If it's condensation from your shower, that's on you.

Shared plumbing pipes – The pipe itself may be common property, but the tap it feeds could be your responsibility.

Boundary walls – Are they part of the building structure or exclusive use?

Windows and doors – External frames are usually common property; internal components might be yours.

In these cases, responsibility often hinges on whether the problem is structural or internal. When there's genuine uncertainty, trustees may need to commission a professional report to pinpoint the root cause. It's not about passing the buck, it's about getting it right.

Why Getting This Right Matters

When maintenance responsibility is unclear or ignored, bad things happen:

• Repairs get delayed while everyone argues

• Small problems become expensive disasters

• Owners and trustees end up frustrated and at loggerheads

• Disputes escalate to CSOS (where nobody wins)

• The scheme's financial stability takes a hit

Clear processes, accurate interpretation of the STSMA, and a willingness to communicate prevent most of this drama.

The Bottom Line

Sectional title maintenance responsibility isn't a grey area left to interpretation. It's guided by legislation, your scheme's registered rules, and the distinction between common property and private sections.

When owners and trustees understand these boundaries, disputes drop, repairs happen faster, and everyone spends less time arguing and more time actually living in their homes.

Unsure about a maintenance issue in your scheme? Cenprop Residential can provide clear, legally grounded guidance on who's responsible for what. Let's sort it out before it becomes a problem.