Maintenance: Windows
In this chapter we explain window styles common to units, and who is responsible for their 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.
Window Types
Here are some of the more common types of windows in Australia.
Casement Window
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A window with a hinged sash that swings in or out like a door. It is comprised of either a side-hung, top-hung (also called “awning window”; see below), or occasionally bottom-hung sash or a combination of these types, sometimes with fixed panels on one or more sides of the sash. In Australia these are usually opened using a crank. Sources: wikipedia.com & stegbar.com.au |
Awning Window
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An awning window is a casement window that is hung horizontally, hinged on top, so that it swings outward like an awning. A window with a hinged sash that swings in or out like a door. It is comprised of either a side-hung, top-hung also called “awning window”; or occasionally bottom-hung sash or a combination of these types, sometimes with fixed panels on one or more sides of the sash. In the Australia these are usually opened using a crank. Sources: wikipedia.com & stegbar.com.au |
Double-hung sash window
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This sash window is a traditional style of window with two parts (sashes) that overlap slightly and slide up and down inside the frame. The two parts are not necessarily the same size. Nowadays, most new double-hung sash windows use spring balances to support the sashes, but traditionally, counterweights held in boxes either side of the window were used. These were and are attached to the sashes using pulleys of either braided cord or, later, purpose-made chain. Double-hung sash windows were traditionally often fitted with shutters. Sash windows may be fitted with simplex hinges which allow the window to be locked into hinges on one side, while the rope on the other side is detached, allowing the window to be opened for escape or cleaning. Single Hung Windows have one fixed and one opening sash. Sources: wikipedia.com & stegbar.com.au |
Sliding window
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Sliding Windows have two or more sashes, which slide past each other horizontally within the frame. Sources: wikipedia.com & stegbar.com.au
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Bay window
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A bay window is generally composed of three individual windows, configured with a front that is parallel to the house and side wings at either 30° or 45° angles. I.e. Double hung/Fixed/Double hung. Sources: wikipedia.com & stegbar.com.au
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Common Problems – Timber windows
The following pictures illustrate many of the common problems with timber windows, leaving them in a poor state and beyond repair.
The following picture illustrates some of the common problems with timber bay windows. Bay windows usually extend beyond the protection of the building’s eaves and consequently are subject to increased weathering. In addition, the windows have many timber components and capping and the myriad of associated joints are subject to fungal attack if not regularly painted to seal out moisture.
The following picture is of two double hung sash windows. In this case the timber work is in need of repainting.
Sash windows rely on counter weights or springs to help lift the heavy timber window. These components can fail. They are usually installed in channels at the edge of the frame.
The following picture is of a combination awning and fixed pane window. In this case, a timber cross member has failed due to rot. The timber or the entire window will need to be replaced.
Best Practice
Ensure that the paintwork on all external timber windows is maintained. When repainted ensure that the painter properly cleans, prepares and undercoats the joints.
The following is ‘Solver’s’ recommended treatment:
Remove all loose flaking paint. Hack out all loose brittle glazing putty. Sand thoroughly, feathering all broken paint edges. Dust down before spot priming bare timber including glass recesses with Solver 4199 Pink Primer. Replace glazing putty and fill all holes and cracks. Apply one (1) coat of Solver 4103 All Purpose Undercoat followed by one (1) coat of Solver 4171 High Gloss Enamel.
Common Problems – Aluminium windows.
- Drain holes blocked. Aluminium windows have small slotted drain holes in the outside face of the sliding component of the window. These can block over time, and this results the channel in which the glass slides can fill with water and can overflow into the room. To clean the drains carefully remove the sliding window, locate the slots and remove all dirt from the channel and drain slots.
- Seals perish. The seals between the sliding and fixed parts of the window usually have a rubber and/or brush seal. This can wear over time allowing rain and air to enter the building.
The following picture is of sliding aluminium window. In this case the lintel above has rusted and is in need of a repaint.
Tools
The following tools may assist in the maintenance of your group’s windows.
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Painting Specification |
Maintenance brochure |
Strata Titles Act (plan number less than 20,000)
External windows are common property under Section 5 of the Act as they are not within a unit. Section 25 explains the Corporations responsibility to maintain the windows.
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
Section 25. The functions of the strata corporation are as follows:
(a) to administer and maintain the common property for the benefit of the unit holders and, to such extent as may be appropriate, other members of the strata community
What does this mean?
The owner only owns the inner surface of external windows and the inner surface of their frames, that is, their paint. As such windows are common property in the same way that external walls are common property – see Boundaries
Community Titles Act
Strata Division (one lot above another)
External windows are common property under Section 19 & 28 of the Act as they are not within a unit. Section 75 explains the Corporations responsibility to maintain the windows.
Section 19—Special provisions relating to strata plans
(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;
Section 28—Common property
(1) The common property created by a community plan comprises:
(c) in the case of a strata plan—those parts of the building that are not part of a lot;
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?
The owner in a strata division group owns the inner surface of external windows and the inner surface of their frames, that is, their paint. As such windows are common property in the same way that external walls are common property – see Boundaries
For regular lot by lot Community Corporations each lot owner is responsible for all windows within their lot.
