Maintenance Responsibilities

Building Maintenance


Maintenance responsibilities of the OC:
In July 2013, the OC C'tee adopted 15-year Maintenance Plan for the building, it is anticipated that this will be funded out of annual OC fees.  For specific details of this MP, please see the Leary & Partners Pty Ltd plan attached.  (click here)


Maintenance responsibilities of Lot owners
  • The OC has responsibility for repair and maintenance of the common property including the cost of that maintenance. Where one or more Lots has exclusive use of some part of the property, the OC may require the owners of those Lots to pay the cost of repairs or maintenance for that property.
  • Lot owners are responsible for the maintenance of their Lot, including the full cost of that maintenance. This includes internal surfaces such as paintwork and extends to balconies and the surface treatment of timber balcony railings.
  • In some cases, costs of repairs could be recoverable from the OC’s building insurance policy, for instance where a water leak caused internal paint damage. However, the principal of exclusive use also applies to payment of any excess deducted from an insurance payment. That is, the Lot owner is responsible for the excess where the claim relates to a part of the building that is for the exclusive use of that Lot owner.
  • Please remember that owners are not permitted to alter or in any way damage the external fabric or appearance of the building. Our external walls are common property, and are therefore an OC responsibility. This applies even if an external wall is part of the boundary of a private balcony. If an owner want to do something which may alter the external appearance of the building, a request to do these works should be made to the C'tee. In the past, the C'tee has always been eager to accommodate reasonable requests.​  
  • Please also note that under the OC Rules, the OC is entitled to charge owners for costs it incurs in cleaning-up any consequent mess in a common area. Contractors should also be told not use our skips to dispose of waste they generate, these are there only for 'normal use' by BYFAS residents.
  • Paint finishes:
                - timber rail on balcony - Haymes Exterior Dexpress Deck and Timber Stain - Natural
                     - internal walls - Dulux Lexington Half White (close match)
                - red rust render colour - Taubmans Exterior SpiceRack Ext 10/02
                - grey exterior render - Dulux Weathershield ChromaMax
                - wall panels(carpark entrance) - Taubmans Endure Exterior Low Sheen and Bristol                      Beacon Grey (triple strength)

For full details on maintenance responsibilities see the attachment (click here)

Building Works and Contractors.

When any building type works are undertaken in an apartment, the Owner or Resident needs to
  • Ensure that the contractor holds a current Certificate of Insurance when engaging them to come on site. This is necessary to protect interests of both the owner and BYFAS in the event of damage being caused to the apartment or common areas of BYFAS.
  • Not cause, or allow to be caused, any damage to either the common property or the private property of other residents; and shall reimburse the OC for all reasonable repair and cleaning costs it incurs resulting from that damage.
  • Ensure that all non-emergency works are undertaken in a way and at times which minimise to a reasonable level any nuisance, disturbance or inconvenience to other residents.
  • Not allow contractor building materials to be stored in the common areas within the building or at either entrance to it.
  • Instruct contractors that they must take waste materials from their job away with them.  In-house rubbish skips are intended to be sufficient to accommodate the 'normal' household waste of residents.
  • No work may be carried out which may affect the external appearance of the building, or affect the building structure, services or the fire or acoustic rating of the building without first obtaining all necessary permits from City of Yarra & notifying BYFAS OC. 

Smoke alarms

Smoke alarms installed in BYFAS apartments must be maintained in working order and batteries replaced at a minimum of every 12 months. It is the individual owner’s responsibility to ensure the necessary testing is undertaken on a routine basis and batteries changed. Should the apartment be leased, owners must ensure the rental managing agent is instructed to undertake the annual test while carrying out their inspection.

Outdoor lights
Replacement of outdoor balcony lights are an owners responsability but OC approval is needed due to the external appearance on a heritage listed building. The OC approve the following external light as a suitable replacement (Lucci Marine 2 light with fixed wall bracket in Marine Grade Stainless Steel). A picture is attached.

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