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Pest control can be a sensitive and recurring issue in strata properties, particularly where shared infrastructure and communal living arrangements increase the chances of infestations spreading. Whether it’s rodents in roof cavities, termites in structural timber, or cockroaches in common areas, resolving these problems depends on understanding who holds the responsibility for action and cost.

In Australian strata schemes, liability for pest control isn't always clear-cut. It often depends on where the infestation is located, the cause of the issue, and the by-laws governing the property. For both lot owners and strata committees, understanding the legal framework and maintenance obligations is critical to avoiding disputes and ensuring health and safety across the property.

This guide provides clarity on when strata is responsible for pest control when responsibility shifts to the lot owner, and how best to handle pest-related disputes. It also offers practical guidance on how to prevent infestations and respond effectively when they occur.

Understanding Pest Control in Strata Contexts

In strata environments, pest control involves more than simply booking an exterminator—it requires a clear understanding of communal versus private responsibilities and how infestations can affect both individual and shared areas of the property. Given the density of occupancy and structural overlap, pest issues in one lot can quickly affect neighbours or common property.

Being proactive and informed is essential to mitigating risk, allocating responsibility correctly, and reducing health and structural hazards.

Common Pests and Their Impact on Strata Properties

Strata-managed properties are prone to a range of pests due to their design, shared services, and varying degrees of maintenance. Common infestations include:

• Termites: These silent pests can cause significant structural damage before they're even detected. Infestations often start in gardens, subfloors, or external wood features and may progress into walls and beams that support the building.
• Cockroaches and Ants: Attracted by moisture and food waste, these insects can infest kitchens, bathrooms, and bin rooms. In multi-level buildings, they may travel through shared plumbing or duct systems.
• Rodents (rats and mice): These pests often nest in roof cavities, basements, and garbage areas. They pose fire hazards by chewing on electrical wiring and can spread diseases.
• Birds and Possums: They frequently nest in gutters, roof cavities, and balconies, creating noise, odour, and damage. Their droppings also pose health risks and attract secondary pests like lice and mites.
• Bed Bugs and Fleas: Although more likely to be contained to individual units, these pests can spread through shared laundry facilities or close living quarters.

Infestations can severely compromise living standards and create tension among residents. Prompt, well-managed strata pest control is essential to maintaining a hygienic and safe environment.

Defining Responsibility Under Strata Law

Under state legislation such as the Strata Schemes Management Act (NSW) and equivalents in other states, the owner corporation is required to maintain the common property in good condition, including measures to prevent and resolve infestations.

Key distinctions include:

• Common Property: This includes areas like walls, ceilings, shared plumbing, stairwells, entryways, garages, gardens, and roofs. Pest control here is typically a strata responsibility.
• Lot Property: Refers to the internal space owned privately. Pest issues that originate and remain within this boundary are the responsibility of the lot owner.
• By-laws and Special Rules: Each strata scheme may have its own by-laws clarifying grey areas. For example, some schemes may require owners to report infestations within a certain timeframe or face penalties.

Responsibility hinges on the origin and reach of the problem. Determining is strata responsible for pest control requires a close review of property boundaries, building layouts, and governing rules.

When the Strata is Responsible

The owners’ corporation holds a legal duty to maintain and manage all common property within a strata scheme. This responsibility extends to ensuring that shared spaces are kept in a condition that does not encourage or permit pest infestations. Failure to uphold this duty can lead to breaches of legislation, resident complaints, and potential financial liability.

Pests that are found in communal areas such as roof cavities, exterior walls, stairwells, or garbage disposal zones typically fall under the jurisdiction of the strata. In such cases, the owners' corporation must coordinate professional pest control services to investigate and treat the problem. This includes organising periodic inspections, implementing preventative measures, and ensuring a timely response when infestations are reported.

Neglecting these responsibilities may have broader consequences. If pests are allowed to spread due to inaction, the owners’ corporation could face disputes from residents, orders from state tribunals, or even issues with insurance coverage where damage results. Consistent maintenance, clear communication, and proactive pest management strategies are essential to meet obligations and preserve the integrity of the property.

Infestations in Common Property Areas

Examples of strata responsibility include:

• Roof Cavities and Eaves: Common nesting grounds for possums, birds, and rodents. The corporation must arrange for the safe removal and sealing of entry points.
• Bin Rooms and Shared Gardens: Improper waste storage or overgrown foliage can attract vermin. Routine inspections and pest control are essential.
• Wall Cavities and Subfloors: If termites are found in a building’s foundations or shared ducting, strata must take action to prevent widespread structural damage.
• External Entry Points: Gaps in roofing or foundation allowing pest ingress to fall under the strata’s repair duties.

Failure to act may be seen as neglect of duty, especially where infestations affect multiple lots or cause damage to structural elements.

Response Obligations from the Owners Corporation

A proactive and well-documented approach is essential. Owners corporations should:

• Schedule Preventative Treatments: Annual termite inspections, baiting systems, and seasonal pest control sprays help reduce risk.
• Contract Licensed Pest Control Services: Ensure professionals with appropriate accreditation and insurance are engaged to manage treatment.
• Include Pest Control in Annual Budgets: Budget allocations for preventative care and emergency treatments should be planned each year.
• Maintain a Register of Reports and Actions: Keeping records of resident reports, inspection results, and treatment actions supports compliance and decision-making.

Addressing strata pest control proactively also reduces long-term costs by preventing widespread damage or health concerns.

When Lot Owners Are Responsible

Lot owners are typically responsible for managing and funding pest control when an infestation originates within their unit. This includes situations where the issue is contained within the boundaries of the lot and does not arise from a fault in the common property. The primary consideration is whether the infestation stems from internal conditions that the owner has control over.

In many instances, lifestyle factors contribute to pest problems. Poor sanitation, improper food storage, infrequent cleaning, or failure to address minor plumbing leaks can create environments that attract insects and rodents. When these issues are isolated to the lot and are preventable through reasonable maintenance, the responsibility rests entirely with the owner.

Owners must also take swift action when pests are discovered within their premises to avoid further spread. Delays in addressing an infestation can result in complaints from neighbours or even liability if the issue expands into adjoining lots or common areas. By attending to problems early and maintaining good hygiene, lot owners not only meet their obligations but also contribute to the overall condition of the building.

Internal Infestations Within a Lot

Scenarios include:

• Kitchen Infestations from Food Debris: If cockroaches are found due to unclean surfaces, bins not being emptied, or poor food storage, the lot owner must arrange pest treatment.
• Mice and Rats Attracted by Rubbish: Leaving rubbish bags indoors or on balconies can draw rodents. The resulting infestation is a private issue.
• Moisture-Induced Termites or Mould: Poor ventilation or leaking taps can attract pests. If the issue arises solely from a lot’s conditions, the strata is not liable.
• Pet-Related Pests (fleas or mites): Responsibility rests with the owner, especially if the issue remains within the unit.

These issues fall outside the scope of strata duty unless they spread or result from common property defects.

Disputes and How to Resolve Them

When disagreements arise, a structured resolution process helps maintain harmony:

• Initial Discussion and Review of By-laws: Check what is outlined regarding pest control obligations. Many schemes include clauses assigning responsibility.
• Professional Assessment: Licensed pest controllers can pinpoint the origin of an infestation. Their reports are useful for mediating disputes.
• Committee Discussion and Mediation: If parties disagree, strata committees may facilitate internal resolution before escalating the matter.
• Lodging a Tribunal Application: If unresolved, disputes can be taken to a tribunal such as NCAT. Evidence such as pest reports, photographs, and emails is vital.
• Follow-up After Resolution: Once resolved, both parties should implement agreed recommendations to prevent recurrence.

Strata managers can often act as intermediaries, offering clarity and facilitating the quick resolution of pest-related issues.

Conclusion

Responsibility for pest control in strata properties depends on several factors: the location of the infestation, its cause, and the governing by-laws. The owners’ corporation generally bears responsibility for pests in shared spaces like walls, roofs, and garbage areas. In contrast, individual owners are accountable for pests within their lots, especially when poor hygiene or maintenance is the root cause.

Having clear procedures in place, including regular inspections and by-law awareness, helps prevent infestations and ensures an efficient response when they occur. Whether you're a lot owner or committee member, understanding these obligations supports healthier and more cooperative strata living.

Need Support with Strata Pest Control?

If you're seeking guidance on managing pest control in your strata property or need help interpreting your by-laws and responsibilities, Strata One is here to help. We offer comprehensive strata management solutions, including coordination of preventative pest services and resolution of pest-related disputes.

Get in touch with Strata One today for reliable, informed support tailored to your property’s needs.