This article discusses whether a strata committee must replace an unsafe external door to ensure compliance with fire and safety standards under NSW strata laws.
Question: Can the strata committee refuse to replace a weak external door that makes me feel unsafe in my own home?
My back external door has a cardboard centre. It has deteriorated in bad weather, and I believe it is a serious fire hazard and a security risk. The door could be easily broken into. I don’t feel safe in my own home.
The strata committee want to patch the door rather than replace it with something more suitable for an external door. Is this acceptable, or are they required to install a proper external door that meets fire and safety standards?
Answer: The committee should obtain confirmation from a qualified building or fire safety professional that the existing or repaired door will meet the relevant BCA and fire safety standards.
Under the Strata Schemes Management Act 2015, lot owners are generally responsible for the maintenance and replacement of doors that are part of their lot, unless the door forms part of the common property. Typically, an external door that opens onto common property (for example, a balcony, courtyard, or shared area) is considered common property, meaning the owners corporation is responsible for its maintenance and replacement.
In relation to your concerns about safety and fire compliance, the Building Code of Australia (BCA) sets minimum standards for materials and fire resistance for external doors. If the existing door does not meet these requirements—for instance, if it poses a potential fire hazard or security risk—it may be necessary for the owners corporation to ensure it is brought into compliance.
The strata committee may choose to repair rather than replace the door if the repair restores it to a compliant and functional condition. However, if the door’s current construction (such as a cardboard core) does not meet safety or fire-resistance standards, repair alone may not be adequate.
You may wish to request that the committee obtain confirmation from a qualified building or fire safety professional that the existing or repaired door will meet the relevant BCA and fire safety standards. If it does not, replacement would be the appropriate course of action.
Sean Bermingham
The Strata Collective
E: info@thestratacollective.com.au
P: 02 9137 2320
This post appears in the December 2025 edition of The NSW Strata Magazine.
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Read next:
- NSW: Q&A What are my options if the owners corporation won’t repair common property?
- NSW: Fair Trading’s Common Property Repairs and Maintenance Compliance and Enforcement Policy
- NSW: Q&A Are Windows Strata Responsibility?
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