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Owner vs. Strata Responsibilities
The owner of an apartment is responsible for the maintenance and repair of all fixtures, fittings, appliances, services, doors (including the entry door) and internal surfaces within the apartment. This also includes all contents and surfaces (walls, floor, ceiling and glass) of the balcony, up to the edge of the concrete slab, but excluding exterior ledges.
The Building Manager is not responsible for resolving any issues within individual apartments unless they can be shown to be due to problems with an external shared service or to have been caused by another apartment.
PLEASE NOTE – In the event that an owner or tenant calls the Building Manager regarding an issue in an apartment, and it turns out to be the result of a problem within the apartment, the owner will be on-charged for the call-out and service costs.
If you do experience a problem, we strongly recommend that you contact the relevant preferred service provider from the list provided below because they are frequently on site, are familiar with the systems and issues at Vantage and are likely to be more capable of resolving issues more quickly and at a lower cost.
The owner is responsible for maintaining and repairing plumbing fixtures within each lot, such as taps, sinks, toilets, showers, and internal pipes. This includes addressing any leaks, blockages, or malfunctions within your lot's plumbing system.
If you have issues with the external supply of hot or cold water to your apartment the Building Manager should be contacted however, if it turns out to have been caused by a problem within your lot, such as a faulty internal valve, you will be responsible for cost of repair.You are responsible for the maintenance and repair of electrical fixtures and fittings within your lot, such as light fixtures, power outlets, switches, and internal wiring. This also includes appliances that are connected to the electrical system within your lot.
Each apartment within Vantage has its own individual HVAC system, which includes an external unit usually located in a bank of similar units on common property on a different floor (usually on the Level 13 rooftop area or on Level 3 outer deck) and the owner is responsible for its maintenance and repair. For peak performance it is recommended to service your air conditioning system every year. Each lot’s HVAC system has an external unit situated on common property so your nominated contractor will need to contact the Building Manager to get access to this unit.
Owners are responsible for maintaining windows and balconies, which includes the tiles, the glass panels, and the safety rails & stanchions. If your glass is damaged in a storm or by impact, the strata company insurance may cover cost of replacing the glass but the excess has to be paid by the lot owner (as would be the case if you owned a stand alone dwelling). The excess for our CGU policy is $500. In this situation, please contact the Strata Manager for advice or assistance in making a claim.
The intercom unit in your apartment is your responsibility. If you are experiencing problems, please contact the preferred supplier below for a call out.
The owner of a lot is responsible for the maintenance of the entry door and its lock. Lost keys and access fobs should be notified to the Building Manager and replacement keys and fobs can be purchased from the Strata Manager. If you are accidentally locked out due to a forgotten key, you will need to contact a locksmith. We recommend contacting the preferred service provider below as they have permission to access the building within and outside of business hours.
Residents need to take reasonable precautions to keep their unit free of any ants, cockroaches, insects, rodents or other vermin. Please contact a pest control service provider if you have ants or other pests in your apartment to arrange a treatment service. If your service provider identifies a source on shared common property the Building Manager should be advised and who will also initiate remedial action to address this.
These are not building management issues so, please contact your own service provider.
Preferred Service Providers
Apartment Alterations or Improvements
Permission should be sought before any alterations or improvements are made within your apartment to ensure compliance to applicable Building Standards.
Examples of Required Building Standards -
Tiling in wet areas requires the application of adequate waterproof membrane prior to tiling.
There are specific Noise and Fire Prevention requirements for the installation of flooring, carpet and underlay.
Tiles and wooden floors generate noise and there are strict guidelines for the installation of these products.
Wall penetrations or drilling may require a report from a Structural Engineer.
Full details of the renovations and your proposed commencement date should be included in the submission to the Strata Manager, allowing sufficient time for consideration by the Strata Council.
If approval is granted, conditions will be applied which will usually include the following:
The works must not involve structural alterations or changes to common property or shared services.
All work is undertaken by appropriately qualified and licensed tradesmen.The contractor carries all risk and workers compensation insurance.
Work may only be undertaken between the hours of 8.00am and 5.00pm Monday to Friday. No work is permitted on Saturdays, Sundays or Public Holidays.
Any damage to, or soiling of, common property must be rectified by the applicant.
Repair and maintenance of any items installed in the course of the approved work is the responsibility of the applicant.
If you require a skip bin for removal of rubbish, please include this in your application and coordinate with the Building Manager.
If you are unsure if your renovation requires prior approval, please contact the Strata Manager for advice.
Please be aware that the Strata Company, and persons authorised by the strata company, may remove or reverse any unauthorised work, additions, alterations undertaken by the owner or occupier at the cost of the owner.
Balconies
As stated above, owners and their tenants are responsible for all the surfaces and contents of their balcony, which includes balustrade rails and glass.
Please note the specific requirements of Vantage by-law 20 relating to balconies, which reads as follows:
The external appearance of the building must be maintained to a uniform appearance.
A proprietor, occupier or other resident of a lot shall not do any of the following without the prior written consent of the strata company.
Enclose or add blinds, awnings, or other materials to the balcony or terrace of a lot.
Place or keep pot plants or planter boxes on the balcony or terrace.
Install a gas bayonet on a balcony or terrace
Install a barbecue or other cooking device on the balcony or terrace. Or
install or affix any structure (including shade sails), improvements, or objects to the balcony, terrace, or any external walls or surfaces of the building.
A template to apply to the Strata Manager for written consent from Vantage Strata can be found under the Useful Documents tab. Please note that while some items may be approved at the discretion of the Council of Owners, others may require an inspection by a building engineer (at your cost) and/or require referral to a General Meeting of the Strata Company for approval.
Please also note:
The use of balconies to display signage or store items, other than appropriate outdoor furniture, is not permitted.
Perth is a windy city and lightweight outdoor furniture and glass top tables are not suitable for high-rise balconies. Please be mindful that you may need to bring furniture and cushions inside your apartment if strong winds are forecast.
Approval is usually granted for pot plants as long they are secure in high winds and not excessive in weight or numbers of plants. Plants should also be well tended to prevent stagnant water from collecting and creating a breeding ground for mosquitos in the summer months. Excess water should not be allowed to flow or drip from your balcony onto properties below.
Balconies and balustrades are not to be used as a place to hang/dry laundry or clothing.
Notification of Owner or Tenant Changes & Contact Details
Owners are required by the Strata Titles Act to inform the Strata Manager when an apartment has been sold or when there is a change of principal tenant or occupant. When this occurs, the following information must be provided to the Strata Managers before the change of ownership or occupancy occurs (a notification form can be accessed on the Useful Documents page):
Apartment or lot number
Effective date of change
Full name of new owner or occupant
Contact email address
Contact telephone number.
If an owner wishes to sub-let their apartment, as stated above it must be for periods of three months or longer and, it is the responsibility of the Owner to ensure the tenants/occupants are made fully aware of the Vantage By-laws, Vantage Rules and required standard of behaviour.
Long-term lease agreements arranged through a property management agent should incorporate the By-Laws and Rules of the Strata Company as an annexure to the lease agreement. There can then be no claim of ignorance by your tenant. It is strongly recommended that you use a reputable, experienced real estate agent to manage your apartment.
Insurances
The Strata Titles Act requires the Strata Company to establish and maintain a compliant insurance policy which protects owners’ interests by insuring their shared property (i.e. the building and common area contents) against potential damage and natural disasters, and providing cover for legal claims against owners in areas such as public liability or workers compensation.
The building and contents are revalued regularly by professional surveyors and are currently valued at approximately $120 million, which makes the insurance premium a significant part of the annual costs of running the strata.
A copy of the certificate of currency for the Vantage insurance policy can be obtained from the Useful Documents page.
Levies & Finances
The Annual Meeting of Owners in November or December considers and approves the Vantage administration and maintenance costs budget for the forthcoming year to 31 October, together with the schedule of quarterly levies. Levy notices are issued in advance, at least 2 weeks before the next quarterly levy is due.
All owners must ensure they provide the Strata Manager with a current and effective means of contacting them (telephone, email and postal address) and are required to pay levy invoices by the due date so that the necessary funds are in place to ensure that the administration and maintenance of Vantage can occur effectively.
At Vantage, our electricity and gas-heated hot water are supplied on embedded networks and usage is individually sub-metered by apartment. The total cost of electricity and gas for the building is paid for by the Strata Manager and our individual usage is on-charged to us in two separate invoices by the Strata Manager on a bi-monthly basis.
All invoices should be paid promptly because interest is charged on overdue amounts and accrued on a daily basis. Excessively overdue debts may be passed to a debt collection agency and ultimately referred to a lawyer. All costs incurred for debt collection are on-charged to the property owner.
Please be aware that the Strata Titles Act requires that all unpaid strata debts, interest and charges be deducted at settlement when an owner sells their apartment, which means all Strata debts will ultimately be recovered.
Government Assistance Programs
State and federal government assistance programs are available to help ease cost-of-living burdens on households, including those living in strata-titled properties such as apartment buildings. These programs often aim to address key cost-of-living challenges, including rising energy costs, by offering rebates, credits, or concessions.
For strata property owners, eligibility for such programs may vary depending on personal circumstances and on how services like electricity and water are supplied. Many apartment buildings such as Vantage operate on embedded networks or sub-metering systems, where utilities are centrally managed and billed to residents. In these cases, residents may still qualify for assistance, but additional steps, such as applying through specific channels or proving eligibility, will be required.
In 2024 the following programs were in place:
Household Electricity Credit (use the following link https://apps.osr.wa.gov.au/portal/0/home or read the WA Government Fact Sheet which can be accessed on the Useful Documents page)
Energy Concession Extension Scheme