What Is Common Area In A Strata Scheme?

Common areas in a strata scheme, also known as common property, are the exterior and interior areas of a strata building that are not included in a private lot, and are shared between residents.

The strata corporation is responsible for managing, maintaining, and repairing each common area in the property.

Each strata building is different – and so are strata common areas. Strata schemes outline and define the articles or by-laws of the common areas set by the strata corporation, and it’s important to be aware of yours.

What is a common area?

A common area is a shared space between owners of the same building. Common areas can be either inside or outside and are rooms, paths, or spaces that residents of the building regularly pass through or use. Not to be confused with public areas, which are spaces made available to the general public – common areas may be only accessible for owners or residents of the strata property.

Common areas in strata schemes

As defined by the Strata Titles Act and Community Titles Act, common areas are part of a property that are not included in the private lot. This means the spaces in a strata building not privately owned by an individual are common areas and may be accessible to residents.

Strata schemes split the property between private areas and common areas. Each strata scheme is administered and managed by the strata corporation (which is made up of the registered owners of the property), who determine the articles or by-laws of the strata scheme.

Articles or By-laws are the rules of how the strata property will operate, including the use of common areas. A strata scheme will have its own conditions set in place, like noise considerations (e.g. no speakers allowed), the use of alcohol and smoking and restrictions on pets in common areas.

Common areas in strata properties can include:

• External walls
• Windows and doors
• Stairwells
• Shared balconies
• Driveways and parking
• Shared gardens
• Utility connections
• Roof, gutters, and downpipes
• Fences
• Plumbing connections like sewer, water, and gas

Depending on the size of the property, common areas can also include lobbies, corridors, elevators, entertainment areas, gym and pool, toilets and showers, and fire exits. 

How to find out about common areas in your strata scheme

To determine which parts of your strata building are your own private area and which are common spaces, check your strata scheme plan.

Every strata scheme plan defines the lots of the property, and everything that is not defined in the lot is a common property or area. The common areas are defined by the floor plans on the scheme, with the common space boundaries outlined by thick black lines – clearly showing the difference between private and common areas in the strata plan.

To obtain your strata scheme plan, contact the strata corporation manager of your building to request a copy of the strata scheme.

Who is responsible for maintaining strata common areas

The strata corporation is responsible for maintaining strata common areas. Maintenance tasks typically undertaken to keep common areas functional and clean include:

• Cleaning common areas regularly
• Regular maintenance checkups and repairing utilities and infrastructure
• Landscaping and garden maintenance
• Pest control
• Servicing shared amenities like gyms, pools, and entertainment areas
• Regular checkups of safety equipment and the soundness of the building

The strata corporation uses strata fees they collect for these maintenance costs. Strata fees are paid (typically quarterly) by each owner in the strata building. These fees contribute to a range of costs that keep the strata scheme running smoothly and in good condition – including maintaining and repairing strata common areas.

Changes to common areas

If an individual owner wants to renovate or make any changes to strata common areas, they will need permission from the strata corporation. Changes to common areas can include renovations to an individual lot that is connected to a common property – for example, structural changes to a wall that adjoins a common area.

The strata corporation will decide whether to pass an exclusive-use resolution or by-law – giving the individual owner permission to make changes to the common area. In strata schemes, the individual may be given exclusive access but not ownership of the land. Land ownership remains with the strata corporation. The individual will, however, be responsible for maintaining and repairing the common area once the exclusive-use by-law is passed.