Maintenance: Gutters, Downpipes, Fascias
- In this chapter we explain some drainage & building terms, along with problems commonly faced by unit groups. We also look at preventative maintenance.
Legislation – Strata Titles Act
Click on Legislation above, to view strata title legislation and hints.
Legislation – Community Titles Act
Click on Legislation above, to view community title legislation and hints.
The components
The picture below is a view of a typical gutter, scotia, fascia and downpipe at a group of units.
Common Problems
- Rusting of the gutter due to a lack of cleaning.
- In this case weeds are growing in the gutter.
- The soil and moisture accelerate the corrosion of the gutter.
- Rusting of downpipes in the bend under the eaves.
- In this case the problem is caused by the accumulation of leaves and other roof debris.
- Rotting of the fascia and scotia due to the gutter leaking.
- This can result in costly timber repairs.
- Fascia corners are especially vulnerable to rot, as the mitred timber corner has exposed end grain.
- Rotting of the fascia and scotia due to the gutter leaking.
- This can result in costly timber repairs.
- Box gutters can overflow into the unit below, as the gutter is ‘boxed in’ behind the facade so trapping the water.
- Are hidden allowing problems to go undetected.
- Stormwater sumps can quickly fill up with leaves and rubbish.
- Residents tend to overlook or grow accustomed to the driveway sumps, and their maintenance is taken for granted.
Hint
Rot: Small areas of timber rot may be treatable with an anti fungal agent. Fascia corners can be treated and capped with a galvanised plate to fit. This is then primed and painted to match.
Best Practice
Arrange for all gutters, downpipes, sumps and storm water drains to be cleaned in April/May each year. Where there are over hanging trees cleaning may be needed more often.
In salty environments we suggest that unserviceable gutters & downpipes be replaced with colorbond or similar.
Tools
The following tools may assist in the maintenance of your group’s gutters.
|
|
Strata Titles Act (plan number less than 20,000)
Section 5 of the Strata Titles Act defines unit boundaries. Gutters and the roof fall outside these boundaries and are common property.
Section 5: Boundaries
(5) Subject to any explicit statement to the contrary in a strata plan, the following principles apply to the definition of a unit by strata plan
(a) where a boundary is defined by reference to a wall or fence—the boundary is the inner surface of the wall or fence;
(b) where a boundary is defined by reference to a floor—the boundary is the upper surface of the floor;
(c) where a boundary is defined by reference to a ceiling or roof—the boundary is the under surface of the ceiling or roof.
What does this mean?
Gutters, fascias and downpipes are common property under the Section 5 of the Strata Titles Act – see Boundaries
Community Titles Act
Strata Division (one lot above another)
Gutters & Facias: Section 19 of the Community Titles Act spells out the physical boundaries of a lot by defining what the lot holder owns and therefore is not the Corporation’s responsibility to maintain. see Boundaries
19(4) Subject to any explicit statement to the contrary in a strata plan, the following principles apply to the definition of a lot by strata plan:
(a) where a boundary is defined by reference to a wall or fence—the boundary is the inner surface of the wall or fence;
(b) where a boundary is defined by reference to a floor—the boundary is the upper surface of the floor;
(c) where a boundary is defined by reference to a ceiling or roof—the boundary is the under surface of the ceiling or roof.
Section 75 —Functions and powers of corporations
(1) The functions of a corporation are:
(a) to administer, manage and control the common property for the benefit of the owners of the community lots; and
(b) to maintain the common property and the property of the corporation in good order and condition
What does this mean?
Gutters and facias on community titled Strata Divisions (1 lot above another) are treated the same as a Strata Titled group. The corporation owns the gutters & facias and is responsible for their maintenance under Section 75.
For regular lot by lot Community Corporations each lot owner has ownership of buildings within their lot, this includes their respective gutters and facias.
