Article Highlights

• In WA, responsibility for apartment windows depends on whether they form part of the lot or common property under the strata plan.
• The strata company is generally responsible for maintaining common property, but approval may be needed before replacing windows or changing their appearance.
• Before arranging a strata window replacement, confirm approval requirements, window specifications and aluminium frame options with the relevant parties.

At Perth Window & Door Replacement, we regularly help apartment and strata property owners replace ageing, damaged or underperforming windows. One of the first things to establish is who is responsible for the windows and what your strata scheme allows.

Check your strata plan to confirm whether the windows form part of your lot or common property. You should also find out whether strata approval is needed before replacing the window, changing the aluminium frame colour, upgrading the glass or altering the window configuration.

This blog explains how to check who is responsible for strata windows in WA, what approvals you may need and what to prepare before arranging a window replacement.

Is strata responsible for windows in WA?

In many WA strata schemes, the strata company is responsible for external windows where they form part of the common property. However, responsibility is not the same for every strata property, so you need to check the lot boundaries shown on your strata plan before organising repairs or replacement.

Landgate explains that, in built strata schemes, common property boundaries are generally formed by the upper surface of the floor, underside of the ceiling and external or boundary walls, including doors and windows. The strata company is responsible for managing common property.

This means an apartment window that sits within an external or boundary wall will commonly form part of the common property, while different rules can apply depending on the type of strata scheme and how the property has been subdivided. Your strata plan is what ultimately helps determine window responsibility in your building.

If the existing window needs to be fully replaced, Perth Window & Door Replacement supplies and installs custom aluminium windows in a range of designs and colours, which can be matched to the requirements approved for the strata building.

In WA, the governing body is called a strata company. You may also come across terms such as owners corporation or body corporate when reading strata information from other Australian jurisdictions.

Are apartment windows common property?

In a typical built strata scheme, apartment windows in external or boundary walls are generally part of the common property. However, you should still check the registered strata plan rather than assuming every window in the building is treated the same way.

The type of strata scheme makes a difference:

Landgate recommends checking the registered strata plan to determine exactly where your lot ends and the common property begins.

This is particularly important in multi-storey complexes, where external windows often form part of the building envelope and changes to them can affect other owners and the appearance of the strata building.

Why the strata plan matters

Your strata plan is the starting point for working out where your lot ends and common property begins. In WA, strata plans show the boundaries of individual lots, while survey-strata plans define lot boundaries differently and generally do not show buildings.

Before arranging window repairs or replacement, check:

• Lot boundaries: Where the boundaries of your individual lot are shown.
• External and boundary walls: How these areas are classified within the scheme.
• Window location: Where the windows sit in relation to the lot boundaries.
• Scheme by-laws: Any rules covering maintenance, renovations or changes to the building.
• External appearance: Any restrictions affecting changes visible from outside the strata building.

If the plan is unclear, do not assume the window is your responsibility. Check the registered scheme plan or seek further advice before committing to replacement work.

Once responsibility and approval requirements are clear, you can move into the practical side of the project, including measurements, aluminium frame options and installation through Perth Window & Door Replacement’s window and door replacement service.

Who Normally Organises Window Repairs and Replacement?

Who organises the work usually depends on which part of the strata property the window belongs to.

If the Window Is Common Property

If the window forms part of the common property, the issue should generally be raised with the strata company. In practice, a strata manager or strata council may coordinate quotes and contractors and help facilitate the approval process on the strata company’s behalf.

WA strata companies have a duty to maintain common property, keep it in good and serviceable repair and renew or replace it where necessary. Landgate explains these maintenance responsibilities.

If the Window Is Part of Your Lot

If the window sits within your lot boundaries, the lot owner will generally organise and pay for the repair or replacement. You should still check the scheme by-laws first, particularly if the work affects common property or changes the external appearance of the building.

Once responsibility is clear and any required approval has been received, the next step is to assess the condition of the existing window and decide whether it needs repairing or replacing. Perth Window & Door Replacement can help with window renovations and repairs, including ageing or damaged aluminium windows.

Strata arrangements vary between properties. If you are unsure about your lot boundaries, by-laws or responsibility for a window, check with your strata company before arranging replacement work.

Do You Need Strata Approval to Replace a Window?

If the window forms part of the common property, raise the replacement with the strata company before engaging a contractor or ordering a new window. Approval may also be required where work to a privately owned window affects common property or changes the external appearance of the strata building.

Check with your strata manager or strata company before committing to a contractor, particularly if you plan to:

• Replace the entire aluminium frame: Removing the existing frame may affect external or boundary walls and other common property.
• Change the window design: A different size, opening style or configuration may alter the appearance or structure of the building.
• Change the frame colour or finish: Strata schemes may have rules intended to maintain a consistent external appearance.
• Upgrade the glazing: Different glass specifications may need to be included in the proposed works submitted for approval.
• Carry out structural alterations: WA has specific approval requirements for structural alterations to a lot, in addition to any building or planning approvals that apply.

Landgate advises that renovations affecting common property may require strata company approval, while structural alterations to a lot have their own approval process under the Strata Titles Act 1985. Check Landgate’s information on renovations and strata approvals.

Getting approval first also means you can give your window contractor clear requirements for the aluminium frame, glass and configuration before anything is manufactured.

Can You Change the Frame Colour, Glass or Window Configuration?

You may be able to change the aluminium frame colour, glazing or window configuration, but the proposed replacement still needs to meet any requirements set by your strata scheme. Changes that affect the appearance of the building are especially likely to need approval.

Aluminium Frame Colour

Perth Window & Door Replacement offers a range of powder-coated aluminium window colour options. For a strata property, however, you may need to match the existing colour and finish used across the building rather than selecting a completely different option.

Glass and Double Glazing

A window replacement can also be an opportunity to change the glazing. Options such as double-glazed windows can improve insulation and help reduce heat transfer, but any change to the glass appearance or specification should be included when seeking strata approval.

If privacy is also a consideration, read more about tinted and privacy glazing for apartment windows.

Window Style and Configuration

Changing from one window style to another, or altering the number and position of fixed and opening panels, can have a greater impact on the building’s appearance. If your strata scheme allows a change, Perth Window & Door Replacement’s custom windows can be made to suit specific dimensions, styles and finish requirements.

If approval is limited to a like-for-like replacement, make sure the approved frame colour, glazing and configuration are clearly documented before the new aluminium window is manufactured.

What Happens When the Entire Aluminium Frame Needs Replacing?

If the aluminium frame itself is ageing, damaged, corroded or no longer operating properly, replacing the glass alone may not solve the problem. A full window replacement starts with measuring the existing opening and confirming the new specification. The replacement unit is then manufactured before the old window and frame are removed and the new aluminium frame is installed.

For a strata property, full-frame replacement requires a little more planning because the frame may form part of the external wall or common property. Before work begins, confirm the approved frame colour, dimensions, window style and glazing requirements with your strata company.

A full replacement typically means considering:

• Existing opening: The new aluminium window needs to be made to fit the available opening.
• Frame specification: Colour, finish and profile may need to match other external windows in the building.
• Glass selection: The replacement may use similar glazing or an approved upgrade such as improved thermal or acoustic glass.
• Installation access: Apartment location, height and access can affect how the old window is removed and the new one installed.

Perth Window & Door Replacement specialises in aluminium framing, and you can read more about aluminium window frames for Perth properties before choosing a replacement option.

The key is to have the strata requirements confirmed before the new window is measured and manufactured.

What to Prepare Before Requesting Strata Approval

Before submitting a window replacement request, gather enough information for the strata company to understand exactly what you want to change. The more specific the proposal is, the easier it is for the strata manager or strata council to assess it against the strata plan and scheme by-laws.

Prepare:

• Photos of the existing windows: Show their current condition, frame colour and position within the building.
• Reason for replacement: Explain any damage, poor operation, deterioration or other maintenance issues prompting the work.
• Proposed aluminium frame: Include the intended colour, finish, dimensions and window style.
• Glazing details: Specify the proposed glass, particularly if you want to upgrade to double glazing or another glazing type.
• Window configuration: Make it clear if the replacement will be like-for-like or change the opening style, panels or overall appearance.
• Contractor information: Provide details of the company carrying out the work where requested.
• Quote and specifications: Include the expected scope of work and cost so the strata company has a clear picture of the proposed replacement.
• Access requirements: For apartments and multi-storey complexes, explain any access requirements that could affect common property or other owners.

Perth Window & Door Replacement offers a free measure and quote, which can help you establish the proposed window specifications and replacement cost before submitting the details to your strata company.

Keep a copy of the written approval and any conditions from the strata company before proceeding with manufacture or installation.

How Perth Window & Door Replacement Approaches Apartment and Strata Replacements

Once you have confirmed responsibility for the windows and received any required strata approval, Perth Window & Door Replacement can work from those requirements to plan the replacement.

As a Perth family-owned business operating since 1983, Perth Window & Door Replacement custom-manufactures windows to suit the existing opening and project requirements.

For apartment and strata replacements, having the approved specifications ready from the beginning helps avoid delays or selecting a window that does not meet the building’s requirements.

If you have strata approval and are ready to replace your windows, contact Perth Window & Door Replacement for advice on aluminium window requirements, measurements and installation.

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