Each floor here is separately owned in a building that nobody owns entirely, and that shapes most repairs. Inside your floor is straightforward. The staircase, the entrance, the elevation and the terrace all involve other households, and knowing that before the work rather than after avoids most of the trouble these buildings generate.
The staircase railing nobody owns
The common staircase railing is used by every household in the building and maintained by none of them, which is why it is usually the worst piece of metalwork on the property.\n\nThe failure point is where a baluster enters the tread and water has sat for years.\n\nWe will quote it as a shared item with the split written plainly so it can be circulated. That is usually what gets it agreed, because a quote addressed to one household never does.
Glass railings on a balcony above the street
Where balconies have glass balustrades, those are a barrier people lean on and their fixings sit where water collects.\n\nCorrosion happens inside the fitting, so a visual check tells you nothing and the outside looks fine until it does not.\n\nSo any panel with perceptible movement should be dealt with immediately rather than watched. We take a base fitting apart to inspect rather than judging by eye, and on a balcony over a street that is worth doing properly.
Terraces, and where the water goes afterwards
The terrace usually belongs to the top floor, and anything fitted there affects every household below if it changes how water leaves.\n\nGlazing or enclosing part of a terrace without checking the outlet is how damp appears two floors down.\n\nSo before terrace work we look at where the drainage runs and whether our work alters it. It is a ten-minute check and it prevents the most bad-tempered dispute a building like this produces.
How the job works
- Tell us about the jobSend a few photos, rough sizes and what you need. Use WhatsApp or the form. For a repair, a short video of the door moving helps a lot.
- We call you back in about 2 minutesWe confirm what you need and a time to visit. Where we can, we give you a rough price on the call.
- We come and measureWe measure the opening and check the walls, floor and ceiling around it. Anything made to size is made to these measurements, so they must be right.
- You get a written priceIt lists each item, with GST as its own line. If anything about the job changes, we tell you before we go ahead.
- We fit itYou approve the price and pay the advance. Our own team fits the work, checks that every door and window opens and closes properly, and clears up. Most jobs are done in 3 to 4 days.
