In a managed society people are often unsure whether a fault is theirs or the building's, and end up either paying for something covered or waiting months for something that was never going to be done. The line is reasonably consistent across these buildings, and knowing it saves both.
Roughly where the line falls
Anything inside your flat is yours: window hardware, internal glass, mesh, mirrors, the inside face of your glazing.
Anything on the outside of the building is the society's: the external face of the facade, common corridor windows, the elevation and usually anything requiring external access.
Balconies sit in between and vary by building — the structure is generally the society's and anything you have added is yours. So when we look at a fault we tell you which side of that line it is on before doing anything.
Why waiting for maintenance sometimes costs more
A fault reported to maintenance and left in a queue carries on getting worse, and some do so expensively.
A sliding door dragging on worn rollers damages its track; a loose balcony fixing enlarges its own hole; water getting past a failed seal reaches finishes.
So where a fault is genuinely the society's but is deteriorating, it is worth pressing rather than waiting, and we are happy to put in writing what is wrong and what it will cost if left. That is usually more effective than another verbal complaint.
Getting an outside contractor in
Most societies here require an outside contractor to be registered at the gate, sometimes with identification and an insurance document, and may restrict working hours.
None of it is difficult and all of it takes time on the day if it is not arranged.
So we ask you to check what your society needs when the job is booked. Five minutes then avoids a van standing at a gate while somebody looks for the person who can authorise entry, which is the commonest way a morning is lost here.
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.
