Winter is Coming

How to Prepare Your Strata Property and Understand Your Insurance

As winter approaches in Western Australia, now is the time for proactive maintenance and clear communication — before rain, wind, and colder weather test your building’s resilience. For strata communities, the change in season often brings an increase in insurance claims, many of which could be avoided through simple planning and awareness.

This guide walks you through the most common winter-related issues for WA strata properties, how to prepare effectively, and what you need to know about your insurance coverage under the Strata Titles Act 1985 (WA).

The Risks of Winter: What Strata Properties Commonly Face

CHU, one of Australia’s largest strata insurance providers, reports that winter typically sees a spike in claims across all states — and WA is no exception. In strata complexes, shared infrastructure and aging buildings can lead to increased vulnerability during colder months.

The most common insurance claims for strata properties in winter include:

• Water damage (45%) — Often due to blocked gutters, roof leaks, or burst pipes.

• Storm damage (25%) — Includes structural damage from strong winds and heavy rainfall.

• Impact damage (10%) — Such as tree branches falling or vehicles skidding into buildings.

• Theft and vandalism (8%) — Reduced visibility and unoccupied units increase risk.

• Fire (5%) — Mostly from electrical faults, especially heaters.

• Other (7%) — Includes machinery breakdowns, liability claims, and more.

These figures aren’t just numbers — they reflect real disruptions, repairs, and insurance excesses that lot owners and strata companies must manage. Fortunately, many of these claims can be prevented.

Your Pre-Winter Checklist

A few proactive steps — arranged early — can prevent costly damage and disruption:

• Arrange for the roof to be inspected for loose tiles, cracked flashing, or signs of water ingress.

• Ensure gutters, downpipes, and drains are cleared to allow proper water flow.

• Check that outdoor lighting and security systems are functioning ahead of darker evenings.

• Schedule tree maintenance to trim overhanging branches.

• Request a plumbing review to identify any leaks or pipe weaknesses.

• Review your strata insurance coverage — and clarify what’s covered by the strata company versus the lot owner.

• Report any known maintenance issues to your strata manager before weather conditions worsen.

Need help getting started?

Most of these actions can be coordinated through your strata manager, who can engage trusted contractors and ensure compliance with your property’s maintenance obligations.

Understanding Your Insurance Before You Need It

Insurance can be confusing in a strata environment, particularly when it comes to who is responsible for what. In Western Australia, the Strata Titles Act 1985 (WA) requires the strata company (via the council of owners) to insure the building and common property.

Key things to know:

• The strata company typically holds a building insurance policy that covers the structure, shared services, and common areas.

• Lot owners are responsible for internal fixtures, personal belongings, and, in some cases, temporary accommodation.

• Excess payments are usually the strata company’s responsibility, but in some schemes, this may be passed to the lot owner, depending on how the damage occurred.

• Each strata plan and by-law is different — always ask for a copy of your current policy and schedule to confirm coverage.

With premiums and excesses increasing due to extreme weather events, it’s essential to assess your coverage and identify any gaps.

Insurance Premiums Are Increasing — Why?

According to the Insurance Council of Australia, claims related to extreme weather events in 2023–24 rose by 72.5% nationally, with over 157,000 claims lodged — a jump of 66,000 from the prior year. This surge is largely due to intense storms, floods, and cyclones that have affected properties across the country, including WA.

As a result, insurers are raising both premiums and excess levels to manage risk, especially in areas deemed more prone to storm damage or water ingress. For strata properties, this means:

• Higher insurance costs

• Stricter risk assessments before renewals

• Greater scrutiny on maintenance history

FAQs: Strata Insurance and Winter Preparedness

Who pays the insurance excess in a strata scheme?

Under the Strata Titles Act 1985 (WA), the strata company typically pays the excess. However, some schemes pass the cost on to the lot owner if the damage originates within their lot (e.g. a leaking washing machine). Check your by-laws or ask your strata manager for clarity.

Does strata insurance cover internal damage like carpets or blinds?

Not usually. The strata company’s policy covers structural elements and common property. Lot owners should take out contents insurance (or landlord insurance, if applicable) to protect internal items and personal belongings.

What happens if damage is caused by lack of maintenance?

Insurance claims can be rejected — or paid out with limited scope — if it’s determined that the damage could have been prevented with proper maintenance. This includes clogged gutters, neglected roofs, or tree branches that were known hazards.

Can I get a copy of the insurance policy for my strata property?

Yes. As a lot owner, you’re entitled to request a copy of the insurance certificate and policy schedule. This is important for understanding what’s covered and ensuring you’ve got appropriate personal coverage to fill any gaps.