Strata Common-Area Rules: Manage High-Rise Hand-Over Without Parting With a Cent of Your Bond
TL;DR: The default cleaning routine in the Perth metropolitan area covers over 52,000 strata schemes: “Cleaning of the interior of the unit and one-meter area from the front door is the responsibility of the tenant; cleaning of the corridors and lifts is handled by the strata.” But building by-laws may vary. Other pertinent areas include: Balconies (covered by tenant), car bays (remove oil stains), external windows (mostly strata unless you can reach them). The most important rule: Always photograph everything, request strata cleaning contracts, and check scheme by-laws to avoid bond reductions.
Manage high-rise hand-over without losing a cent on your bond.
According to SCA WA, Perth now boasts over 52,000 strata schemes covering 260,000+ lots, as well as CBD towers and South Perth riverfront blocks. Yet confusion still reigns at move-out: do you mop the lift lobby? Who pays for the window cleaner on level 30? Let’s break it down.
Understanding strata cleaning responsibilities is crucial for Perth tenants, especially those living in high-rise apartments where the line between private and common property can be blurry. Getting this wrong can result in significant bond deductions that could have been easily avoided with proper bond cleaning Perth services that understand strata requirements.
For comprehensive guidance on handling complex cleaning scenarios, our smart & special case bond cleaning guide provides detailed solutions for unique situations like strata properties and other challenging cleaning requirements.
Know Your Legal Foundation
Understanding the legal framework is essential for protecting your bond in strata properties:
| Source Law | What it says in plain English |
|---|---|
| Strata Titles Act 1985 s.3 & s.91 | Defines “common property” and forces strata companies to keep it clean & in good repair |
| Strata Titles (General) Regulations 2019 Sch. 2 By-law 3 | Gives schemes the power to make house-rules on cleaning |
| Landgate “WA Strata Living” Guide | Explains that by-laws can override the default 1m rule outside your door |
| DMIRS Tenant’s Guide (2025) | Confirms tenants aren’t liable for common-property damage if it’s pre-existing & documented |
Who Cleans What? – 2025 Cheat-Sheet
Understanding cleaning responsibilities can save you hundreds in bond deductions:
| Area | Default rule (most WA schemes) | Tip to avoid bond disputes |
|---|---|---|
| Inside your lot | Tenant must leave “reasonably clean” (Residential Tenancies Act s.38) | Book a bond clean & keep receipts |
| Front-door threshold + 1m | Tenant vacuums & wipes | Photograph before/after for proof |
| Corridors, lobbies, lifts | Strata-company contract cleaners | Ask the building manager for last clean log |
| Balcony floor & balustrade | Tenant responsibility | Hose & squeegee day before inspection |
| External windows (high-rise) | Usually strata; check by-laws | If strata delays, log a service request so you’re not blamed |
| Car bay & storage cage | Tenant clears rubbish & oil stains | Spill-kit granules lift oil in 10 min |
Exception: Some CBD towers adopt “user-pays” by-laws for car-bay degreasing—always read annexures to your lease.
Common Confusion Hot-Spots
Several areas consistently cause bond disputes in Perth strata properties:
Balconies Above Neighbours: Dripping mop water can breach Schedule 2 By-law 1 (nuisance) and cost you a fine. Always use minimal water and ensure proper drainage.
Shared Rubbish Rooms: Leaving furniture can trigger a littering breach under City of Perth local laws. Book a council pickup or arrange private removal well before moving out.
Exterior Glass You Can Reach: Some by-laws make the tenant responsible up to 2.4m high; anything higher is strata responsibility. Check your specific building’s rules.
Bullet-Proof Documentation Strategy
Protecting your bond requires meticulous documentation:
Pre-Move-In Photo Sweep: Snap corridors, lift interiors, rubbish rooms. Store in the iRentWA app for easy access during exit inspections.
Request the Strata Cleaning Calendar: Most managers email a PDF schedule—attach it to your exit report as proof of maintained common areas.
Keep Your Paid Invoices: Consumer Protection mediators love paper trails if a bond deduction is disputed. Professional cleaning receipts carry significant weight in disputes.
Perth-Specific Insights
South Perth and Elizabeth Quay towers often register special by-law bundles that trump default rules—for example, weekly balcony glass cleans at tenant cost to protect river views. Always ask strata for “annexed by-laws lodged under Strata Plan XXXX” when you sign a lease.
These luxury developments may also have additional requirements for:
- Premium surface maintenance
- Specialized cleaning products for designer finishes
- More frequent common area cleaning expectations
- Enhanced documentation requirements
Five-Step Exit-Clean Checklist
Follow this systematic approach to ensure bond protection:
- Inside Lot Spotless – Kitchen grease removed, bathrooms de-scaled, all surfaces cleaned to professional standard
- Threshold + 1m Vacuumed – Includes door frame, welcome mat area, and immediate corridor space
- Balcony Washed & Rail Wiped – Ensure no drips below that could affect neighbors or breach strata by-laws
- Car Bay Degreased, Storage Cage Empty – Remove all oil stains with spill-kit granules, photo with time-stamp for evidence
- Email Strata Manager – Send “Unit ### vacated, common areas left in order” note for your records
Complete these steps methodically, and bond inspectors rarely find fault with your exit condition.
Understanding Strata By-Laws Impact
Many tenants underestimate how significantly building-specific by-laws can affect their cleaning obligations. Unlike standard rental properties, strata schemes can implement custom rules that override state legislation defaults.
For example, some Perth CBD towers require tenants to:
- Clean external windows up to specified heights
- Maintain car bay drainage systems
- Follow specific cleaning product restrictions
- Adhere to noise limitations during cleaning hours
Always request a copy of your building’s registered by-laws before move-out cleaning begins.
Professional Cleaning Considerations
Given the complexity of strata cleaning rules, many Perth tenants opt for professional bond cleaning services that understand these specific requirements. Finding cleaners with insurance is very necessary when dealing with luxury strata apartments, otherwise the cost may be legally obliged to you.
Our comprehensive guide on cleaner insurance and liability explains the critical importance of verification before hiring any cleaning service for strata properties.
Professional cleaners familiar with strata properties can:
- Navigate building-specific by-law requirements
- Provide appropriate insurance coverage for common area accidents
- Supply proper documentation for bond protection
- Coordinate with building management for access requirements
Understanding cleaning requirements varies significantly across Australia, and our detailed analysis of professional end of lease cleaning requirements in Australia shows how Perth’s strata regulations differ from other states, making local expertise essential.
Key Takeaways
- Default Split: Tenant handles unit plus 1m from door; strata manages the rest
- By-Laws Rule Supreme: Always read your scheme’s custom rules before cleaning
- Document Everything: Use photos and strata schedules to defeat unfair bond claims
- Professional Help: Consider strata-experienced cleaners for complex buildings
- Early Planning: Start exit planning weeks before your actual move-out date
Need a strata-savvy specialist who knows Perth by-laws? Contact us at Majestic Vacate Cleaning Perth today for a certificate-of-compliance clean that passes first time.
Frequently Asked Questions
Who is responsible for cleaning the lift and common corridors in my strata building?
Common areas like lifts, lobbies, and corridors are typically the strata company’s responsibility, maintained through their contracted cleaning services. However, tenants are usually responsible for the immediate area outside their front door (typically 1 meter). Always check your building’s specific by-laws as some schemes may have different arrangements, and request the strata cleaning schedule to prove these areas are being professionally maintained.
Do I need to clean external windows on my high-rise apartment balcony?
This depends on your building’s specific by-laws. The default rule is that strata companies handle external window cleaning for high-rise buildings, but some schemes require tenants to clean windows they can safely reach (usually up to 2.4m high). CBD towers and luxury developments often have special requirements, so always check your lease annexures and building by-laws before your final inspection.
What happens if I accidentally damage common property during my move-out cleaning?
If you damage common property during cleaning, you could be liable for repair costs. However, if the damage was pre-existing and you documented it with photos during your initial move-in, you won’t be held responsible. This is why comprehensive photo documentation of common areas before you start cleaning is crucial. Keep all communication with strata management and maintain receipts for any professional cleaning services.
Can my strata building charge me for car park cleaning if I haven’t used it?
Most strata schemes operate on a “user-pays” principle for car bay cleaning, meaning you’re only responsible if you’ve been allocated or used the space. However, some CBD towers have blanket by-laws that include car park maintenance in general strata fees. Check your lease agreement and building by-laws for specific car park cleaning obligations. If you’ve never used the car bay, document this fact and request written confirmation from building management.