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Topic
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Who is responsible for changing a light bulb if the light is on a walkway that is common property of the body corporate?
I asked the building manager/caretaker to change the light bulb outside my front door, but was told that “the strata manager had advised him that I, the owner, was responsible because the light switch operating the light was inside my unit”.
Can anybody clarify this for me?
BombThrower
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There’s two ways of looking at this but I wouldn’t go to the barricades over either of them: this is either your light for your benefit and you have been allowed to place it on common property or it’s their light and you have sole use of it.
I reckon if push came to shove, the Owners Corp would have a very strong argument for saying this is your responsibility since it only benefits you and your guests.
On the other hand, if there’s a safety issue – the CP area under the light would be unsafe without it – , then they would probably have to provide a light in any case.
For the sake of good relations with your neighbours, I’d just buy the new light globe and ask them for help in replacing it if it’s not readily accessible.The opinions offered in these Forum posts and replies are not intended to be taken as legal advice. Readers with serious issues should consult experienced strata lawyers.
Is the switch for this light actually inside your unit? If so you would have control over this light and presumably be paying the bill for it. Even though it is on a walkway, if you have the control and not the OC, I would think you would be responsible for changing the light bulb.
I have a light outside my front door, on the wall which is common property. The switch is inside my place. Though I can’t change this light, or remove it without permission, I have never thought of it as anything but my responsibility to change the light bulb.
If there is a courtyard or balcony outside your unit you might also look at your strata plan as very often the airspace above the hardstand of courtyards/balconies for a height of a couple of meters or thereabouts is included in your lot.
If that is the case in your plan then anything in that airspace such as a light fitting would form part of your lot and is therefore your responsibility.
From what you describe, I think I know the type of setup you have: there is a coach light (or similar) next to your door and you have the switch inside your unit. This light next to your door supplements lighting in an external, communal walkway.
That external walkway would have its own lighting and is probably roof mounted – it would be completely unsafe if individual unit owners had to light the common area – these roof mounted ‘common lights’ would be controlled centrally.
Therefore, the door light and the globe is your responsibility.
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