Common property vs lot property: Who's responsible for what?

Why boundaries matter in strata living

When something breaks or needs repair in a strata building, one of the first questions owners ask is: “Is that my responsibility — or the owners corporation’s?”

Understanding the difference between common property and lot property is key to avoiding confusion, disputes, and unexpected bills.

What is common property?

Common property includes everything in your strata scheme that isn’t part of an individual lot. It’s the shared areas and structural parts of the building that all owners collectively own and maintain through strata levies.

Typical examples include:

• Exterior walls, windows and balconies

• Roofs, gutters and downpipes

• Driveways, gardens and car parks

• Foyers, lifts, stairwells and hallways

• Main plumbing, gas and electrical lines before they enter each lot

The owners corporation (all owners collectively) is responsible for maintaining and repairing these areas.

Under the Strata Schemes Management Act 2015 (NSW), this responsibility extends to ensuring the building remains safe, functional and compliant with fire safety, waterproofing, and structural standards.

What is lot property?

Your lot property is everything inside the boundaries of your individual unit as shown on the strata plan. Usually, it covers the space from the internal surface of the walls, floors and ceilings inward — including things like:

• Paint, carpet and flooring

• Kitchen and bathroom fixtures

• Internal walls and doors

• Light fittings and appliances

You, as the lot owner, are responsible for repairs and maintenance within these boundaries.

However, note that boundaries can vary depending on how your strata plan was drawn. In some older buildings, for example, the balcony tiles or even external windows may belong to the owner — not the owners corporation.

How to find out what’s yours vs shared

If you’re unsure, check your:

1. Registered Strata Plan — available through NSW Land Registry Services or your strata manager.

2. By-laws — these may assign certain responsibilities differently for specific features (like courtyards or exclusive-use balconies).

3. Strata Management Statement — in mixed-use developments, this document can further divide responsibility between commercial and residential components.

Centric Strata helps owners interpret these documents and identify who’s responsible — saving time and unnecessary disputes.

Why getting it right matters

Misunderstanding property boundaries can lead to:

• Delayed repairs and safety issues

• Strained relationships between neighbours or committees

• Legal disputes over cost sharing

• Non-compliance with building or insurance obligations

Having clarity upfront ensures smooth decision-making, faster repairs, and fair levy allocation for everyone involved.

The Centric Strata approach

At Centric Strata, we take a proactive, educational approach — ensuring committees and owners understand their responsibilities from day one. Our digital record-keeping tools and owner fact sheets make it easy to track whether an issue belongs to the lot or the common property.

If you’re unsure about a repair or dispute, our team can review your strata plan and guide you on next steps.