Living in a strata property in Bankstown comes with rules and challenges, especially regarding garage door repairs. If you’re a property owner or manager dealing with garage door issues, you might be confused about where responsibility lies and how to get things fixed properly.
This guide will help clear up the confusion around strata garage door repairs in Bankstown. We’ll cover the regulations, approval processes, and how costs are typically divided. By the end, you’ll know exactly what steps to take when your garage door needs fixing.
I’ve worked with dozens of strata properties in Bankstown over the years, and trust me – knowing the right process saves time, money, and a lot of headaches!
Understanding Strata Regulations for Garage Door Repairs
The rules around garage door repairs in strata properties can be tricky. Like other areas in Sydney, Bankstown’s strata schemes follow the NSW Strata Schemes Management Act. However, each building also has its own by-laws that might change how repairs are handled.
Generally speaking, the garage door system in a strata building falls under common property. This usually means the owner’s corporation (body corporate) is responsible for maintaining and repairing it. However, there are lots of exceptions to this rule.
For example, if you’ve modified your garage door or installed a custom opener, that might become your individual responsibility. The same goes if the damage happens because of something you did.
The best way to know for sure is to check your strata scheme’s by-laws. These documents spell out who’s responsible for what in your specific building. If you don’t have a copy, ask your strata manager.
A client from a Bankstown apartment complex told me last month: “I went through 3 different contractors before realizing I needed strata approval first. Such a waste of time!” Don’t make the same mistake.
Common Issues in Bankstown Apartment Complexes
Bankstown strata properties face some unique challenges when it comes to garage doors. Here’s what we see most often:
- Heavy usage wear and tear – Many Bankstown apartments have high occupancy rates, meaning garage doors open and close hundreds of times weekly
- Weather damage – Especially in older buildings, weather seals deteriorate faster than expected
- Sensor malfunctions – Safety sensors get misaligned or damaged, causing doors to reverse or stop randomly
- Remote control issues – Shared frequency problems in dense apartment settings
- Power surges – Electrical issues affecting door opener systems
- Track misalignment – Due to minor building settlement or bumps from vehicles
The age of many Bankstown strata buildings also plays a role. Many apartment complexes in the area were built in the 1980s and 1990s, which means many are running outdated door systems that aren’t compatible with modern parts.
I visited a complex on Chapel Road last year where residents were stuck using their manual keys because the remote system was so old nobody manufactured the parts anymore. The strata committee had been putting off a full replacement for years!
Strata Approval Process for Garage Door Work
Getting work done on a strata garage door in Bankstown requires following the right steps:
- Report the issue – Contact your strata manager in writing about the problem
- Wait for inspection – The strata will usually send someone to assess the door
- Committee decision – For smaller repairs, the strata manager might approve it directly; for bigger jobs, the committee needs to vote
- Quotes collection – The strata will typically get 2-3 quotes from contractors
- Work authorization – Once approved, they’ll schedule the work
- Completion and payment – The strata pays the contractor directly (usually)
Depending on the urgency and your strata manager’s efficiency, this process can take anywhere from a few days to several weeks. Emergency repairs (like a door that won’t close) usually get fast-tracked.
Many Bankstown residents make the big mistake of hiring their own repair person without approval. Even if you pay for it yourself, unauthorized work on common property can lead to fines or having to remove/redo the work.
One resident told me: “I got tired of waiting and just fixed the sensor myself. Then I got a letter saying I violated strata rules and might have to pay for an ‘approved’ technician to inspect it anyway.”
Shared vs Individual Responsibility in Maintenance
Understanding what’s your responsibility versus the strata’s can save a lot of arguments:
Typically strata responsibility:
- Main door mechanism and motor
- Tracks, springs, and cables
- Safety sensors and auto-reverse features
- Shared remote access systems
- Door panels (if original to the building)
Typically individual responsibility:
- Your remote controls and fobs
- Any custom additions you’ve made
- Damage caused by your vehicle hitting the door
- Internal door to your individual garage (if applicable)
- Custom garage door opener you installed
The grey area includes questions such as who is responsible if another resident damages the door or what about wear and tear from delivery vehicles.
These situations need to be handled case by case according to your specific strata by-laws.
A practical tip: Take photos of any damage you notice that you didn’t cause. Date them and send to your strata manager right away, so nobody thinks you did it.
Cost Sharing in Strata Garage Door Repairs
When it comes to paying for garage door repairs in Bankstown strata properties, costs are usually distributed according to unit entitlements. This means larger apartments typically pay a higher percentage than smaller ones.
For standard maintenance and repairs to common property garage doors, the money comes from the strata’s administrative fund. For major replacements or upgrades, they might use the capital works fund or even levy a special contribution.
Typical costs we see for strata garage door repairs in Bankstown:
- Minor repairs (sensor adjustments, remote reprogramming): from $200
- Mid-level repairs (spring replacement, motor repairs): $400-$800
- Major work (full door replacement, new motor system): $1,500-$5,000
For very expensive work, the strata committee might decide to spread costs over multiple quarters to ease the financial burden on owners.
Some forward-thinking strata schemes in Bankstown have started maintenance contracts for their garage doors, paying a fixed quarterly fee for regular servicing rather than waiting for something to break. This often works out cheaper in the long run.
Choosing Strata-Approved Contractors
Not all garage door companies in Bankstown are suitable for strata work. When recommending contractors to your strata committee, look for these qualifications:
- Proper licensing – Check they have current NSW trade licenses
- Strata experience – Ask if they’ve worked with apartment buildings before
- Insurance coverage – They need public liability insurance at a minimum
- Warranty terms – Look for companies offering solid parts and labour warranties
- 24/7 service – Garage doors can fail at any time, emergency service is valuable
- Bulk pricing – Some companies offer discounts for servicing multiple units
Most strata managers in Bankstown already have preferred contractors they work with. While this is convenient, owners have the right to suggest alternatives at committee meetings, especially if you believe better options exist.
Getting on the approved contractor list requires providing documentation to the strata committee and possibly attending a meeting to answer questions. It takes effort but can be worth it if current repairs aren’t being handled well.
One Bankstown strata committee member shared: “We switched contractors after 5 years with the same company. The new one cost slightly more but fixed problems properly the first time. Overall, we’re spending less because they don’t need to come back again and again.”
Final Thoughts
Dealing with strata garage door repairs in Bankstown doesn’t have to be a nightmare if you understand the process. The key takeaways:
- Know your strata by-laws regarding garage doors
- Report issues promptly and in writing
- Follow the proper approval channels
- Understand what you’re responsible for versus the strata
- Keep records of all communications about repairs
- Suggest qualified contractors if you’re unhappy with the current service
Feel free to contact us for more specific advice about your garage door situation. We’ve worked with most of the strata schemes in Bankstown and can help you navigate the repair process correctly the first time.
When your home’s security and convenience are affected by garage door problems, you don’t want to waste time with back-and-forth strata disputes. Following this guide will help get your repairs handled properly and quickly.