Who is responsible for a Strata Hot Water System?
Strata Hot Water System
If you live in a strata block of units and your hot water is supplied from a gas or electric hot water system that is located in a common area of the building and also supplies other units, this is known as a ‘common hot water system’. It is the responsibility of the owners corporation to repair and maintain the hot water system.
In your circumstance it appears that the hot water unit is exclusive to your lot. In this case, the lot owner is responsible for the hot water unit that is exclusive to their lot whether the unit is within their lot or outside the lot. This includes all the associated wiring.
Source: Fair Trading Common Property Memorandum
Carrying out work on common property – Installing a strata hot water system
- An owner of a lot must not carry out work on common property without the authorisation to do so. (Section 111)
- The Strata Schemes Management Act 2015 outlines the procedure to make changes to common property (Section 108)
So before installing the three-phase power you must seek permission and approval of the owners corporation in the appropriate manner. Some buildings take a casual approach to this sort of work so an email to the chairperson and the strata manager could sort this out very quickly. This work could then include the new fuses. Note that you are responsible for any damage to common property.
Getting approval from the owners corporation to install a strata hot water system
First, talk about it with the owners corporation and mutually agree on a way forward. Your strata manager or chairperson is the appropriate person to speak with. There might be a past precedent and all you need to do is provide the appropriate information, contractor details along with their insurance and licence particulars. Don’t trust a ‘tradie’ to give you strata advice.
If these negotiations stall or you can’t agree you should consider free mediation from Fair Trading.
This website does not give legal advice or any other professional advice. You should obtain legal advice before you take any action or otherwise rely upon the contents of this article