What is the difference between common property and lot property in NSW strata?
Common property is shared infrastructure the owners corporation must maintain; lot property is inside your boundary and is yours. NSW Government guidance puts roofs, gutters, boundary walls, concrete slabs, external lighting, balconies, windows and plumbing in boundary walls on the common property side. Section 106 of the Strata Schemes Management Act 2015 (NSW) makes maintaining it a statutory duty rather than a discretion — an owner can recover reasonably foreseeable loss caused by a breach. Air conditioning is the common grey area: a split serving one apartment is usually the owner’s, central plant serving several is usually not. Check the strata plan.
Key Takeaways
- Common property (shared areas like lobbies, gardens, driveways and exterior walls) is generally the owners corporation’s responsibility.
- Individual lots (the inside of a unit and anything exclusively serving it) are generally the lot owner’s responsibility.
- Some items — like an air conditioning unit on an exclusive-use balcony — can sit in a grey area and depend on the strata plan’s by-laws.
- When in doubt, check the by-laws or ask the strata manager before assuming who’s responsible.
This is one of the most common questions strata managers and owners ask us, and it’s a fair one — the line between “common property” and “your lot” isn’t always obvious, and getting it wrong can mean a maintenance job falls through the cracks or gets disputed.
What Counts as Common Property?
Common property generally includes shared areas that all owners benefit from — building exteriors, driveways, gardens, lobbies, shared roofs, stairwells, and common-area air conditioning plant. Maintenance of these areas is typically the owners corporation’s responsibility, funded through strata levies.
What Counts as an Individual Lot?
An individual lot generally covers the inside of a unit and anything that exclusively services that unit — internal walls, fixtures, and equipment used only by that owner. Maintenance inside your own lot is typically your own responsibility as the owner.
What About Grey Areas Like Balconies and Exclusive-Use Zones?
Some areas don’t fit neatly into either category. A balcony, courtyard or air conditioning unit that’s for the exclusive use of one lot but technically sits on common property can go either way, depending on the specific strata plan and its registered by-laws. This is exactly the kind of detail worth confirming with your strata manager before booking or budgeting for a job — assuming the wrong party is responsible can cause real delays.
How Should You Confirm Responsibility Before Booking a Job?
If there’s any doubt, the strata plan’s registered by-laws are the definitive source — not general assumptions. A strata manager or building manager can usually clarify quickly. This guide is general information, not legal advice specific to your building; always confirm against your own by-laws or with a qualified strata professional for anything with cost or compliance implications.
How Can The Guys Group Help?
Whether a job falls under common property or an individual lot, we work directly with strata managers, owners corporations and individual owners to get exterior cleaning and maintenance handled properly. Explore our strata property maintenance service, or get in touch to discuss your building’s specific needs.
The dividing line is set by law, not by the strata committee’s preference. NSW Government guidance states that the owners corporation or strata committee must repair and maintain common property, and section 106 of the Strata Schemes Management Act 2015 (NSW) makes that a statutory duty rather than a discretion — an owner can recover reasonably foreseeable loss caused by a breach of it.
