Will Strata Cover the Cost of Concrete Cancer Repairs in Sydney? (Strata Responsibility Explained)

Concrete Cancer is becoming increasingly common in Sydney apartment buildings—especially older constructions and properties located near the coast. When concrete spalling or corrosion is discovered, one of the first questions owners ask is:

“Will STRATA Pay For The Repair?”

The answer depends on where the damage is located, how severe the deterioration is, and whether the concrete is classified as common property or private lot property.

Who Is Usually Responsible?

In most cases, concrete cancer repairs are considered structural, which means they typically fall under the responsibility of the Owners Corporation (strata).

Concrete slabs, load-bearing columns, balcony decks, and external building surfaces are almost always part of the building’s common structure. Because these elements provide structural support, strata is generally required to repair them and maintain them in a safe condition.

This includes:

– Balcony slabs
– External concrete walls
– Structural columns
– Stairwells
– Carpark ceilings
– Suspended slabs
– Facades
– Building exteriors

If deterioration affects common property, the Owners Corporation is legally obligated to carry out repairs under NSW Strata legislation.

When Might An Individual Owner Pay?

There are a few circumstances where repairs may fall to the individual lot owner, including:

– If the concrete belongs solely to the interior of their lot
– If private renovation works contributed to the problem
– If waterproofing was previously altered by the owner
– If internal fit-out work exposed steel or weakened concrete

However, this is less common. Most structural concrete elements fall under common property.

Insurance vs Strata Funds

It’s important to understand that strata paying for repairs is not the same as insurance covering the cost.

Even when strata is responsible, they may still need to fund repairs through:

– Capital works funds
– Strata levies
– Special levies
– Or strata maintenance budgets

In some situations, insurance may contribute, but concrete cancer is frequently treated as long-term deterioration, meaning insurance assistance is limited (unless caused by a sudden insurable event).

Waterproofing Is A Major Factor

In Sydney, most concrete cancer originates from waterproofing failure. Waterproofing is normally defined as common property, meaning strata is responsible for:

– Inspection
– Maintenance
– And replacement of balcony membranes

If waterproofing has failed and caused corrosion, strata is almost always required to manage repairs.

Strata Must Act Quickly

Under NSW strata rules, the Owners Corporation must maintain and repair the common property. If concrete cancer is identified but ignored, strata may face:

– Legal liability
– Insurance issues
– Loss of certification
– Higher repair costs
– Or structural safety risks

NSW legislation makes it very clear: strata must act promptly once structural deterioration is detected.

Special Levies Are Common

Because concrete cancer remediation can be costly—especially in multi-storey or coastal buildings—strata committees often raise special levies to fund structural repair works. This is very common in older coastal suburbs, such as:

– Bondi
– Manly
– Cronulla
– Coogee
– Dee Why, etc

In severe cases, large remediation budgets can be required over multiple stages of works.

So, Will Strata Cover It?

In most situations, YES — if the concrete forms part of the structure or common property, strata is legally responsible for repairing concrete cancer and ensuring building safety.

The only exceptions involve private internal concrete elements, owner-installed waterproofing failures, or renovation-related defects.

Final Recommendations

If you suspect concrete cancer, contact strata immediately and request:

– A professional inspection
– A structural report (if required)
– Waterproofing assessment
– And remediation recommendations

Acting early protects your apartment, prevents worsening damage, reduces repair cost, and protects building value long-term.

Click Here To Learn More About Concrete Cancer Repairs