Body Corporate AC Repair. I Am Apparently Required to Build ~ $3750 Worth of Scaffolding to Repair The External AC Unit

Llinx1398 on 23/01/2024 - 12:48
Last edited 23/01/2024 - 15:16 by 1 other user

I had AC installed in this 2 bedroom apartment in 2020, this AC was installed in accordance with the BC guidelines using a contractor that the caretaker and BC has used and recommended. BC requires that the external compressor of the split system be installed in a common area hanging off a wall. Every other AC unit in the building is installed like this.

At the start of this year I heard a loud crack, the breaker was triggered and the external unit never started again. Original contractors attended and advised that the fan wasn't working so the compressor burned out. It's all under warranty and they would replace it. Unfortunately the way the AC is installed, it's literally impossible to safely replace without building scaffolding. I was quoted ~$3750 for building, dismantling, and hire of scaffolding (I'm about 4 floors up). I emailed Body Corp who basically said this is all your problem.

"Hi [NAME];
Sorry, but everything related to your air conditioning unit is your maintenance expense, there is no responsibility for the BC to be involved, same as every other owner."

My question is, is it reasonable/legal for the BC to not provide maintenance access to their mandated AC install location? Do I have any grounds to get this comped by the installer/BC? I live in North QLD and the heat is currently satanic, so if I need to I will end up paying it (and cry), but I would like to know if anyone knows of other options. The owner being required to literally scaffold the common area every time maintenance is required does not pass the pub test for me.

Edit: Images of AC box units.

Home & Garden

Comments

  • Muzeeb on 23/01/2024 - 12:51
    +43

    Another reason added to my little black book of

    Never live in an apartment

    Thanks for the heads-up.

    • linx1398 on 23/01/2024 - 12:57
      +2

      I appreciate your contribution to this topic.

      • mlbrooke on 24/01/2024 - 12:30
        +1

        I appreciate the comment too!

  • stringbean402 on 23/01/2024 - 13:02
    +8

    Obviously I don't know the specifics of the access situation but generally you would use a scissor lift or articulating boom lift for access.

    Is this spot really difficult to reach, it there vehicle access below or nearby?

    https://www.jlg.com/en-au/equipment/engine-powered-boom-lift…

    • Spending2Much on 24/01/2024 - 20:14

      I was going to suggest an EWP. (Elevated work platform)

  • Gdsamp on 23/01/2024 - 13:21
    +8

    please provide image and/or MS Paint diagram to allow expert commentary from OzB armchair analysts

    • linx1398 on 23/01/2024 - 13:37
      +2

      Haha as you wish. https://imgur.com/a/kgwjsJs

      • richadam on 23/01/2024 - 14:11
        +8

        What a terrible location for an AC unit, blowing directly on that window with minimal airflow. No wonder the fan stopped working, I'd say it would be heat related.

        • mbck on 23/01/2024 - 14:59
          +4

          Yeah agree. Can't imagine how bad that space is during summer

      • Sammy2000 on 23/01/2024 - 15:04
        +2

        That would create one hot room & poor view, would be bad enough as a wall.

  • Orac on 23/01/2024 - 13:22
    +7

    How was the unit installed originally? Was scaffolding used? Or something else.

    • dogboy on 23/01/2024 - 13:35

      This is my question as well. How did they initially install the thing? Get them to use the same method to fix/replace the damn thing.

    • linx1398 on 23/01/2024 - 13:36
      +2

      Yep, was scaffolding unfortunately. It's looking like I'm just gonna have to sell a kidney

      • JimB on 23/01/2024 - 13:52
        +7

        Who paid for the original scaffolding and how much was it?

        • Jimothy Wongingtons on 23/01/2024 - 13:59
          +1

          if the complaining of some of my customers is to be believed, the cost of scaff hire/setup /removal has gone crazy in last few years

      • easternculture on 23/01/2024 - 14:04
        +14

        Another good reason to live in Sydney. Moey, your freindly lebanese tradie does not require any safety gear and is happy to do all work afterhours to avoid any legal requirements. Cash in king offcourse and no invoice

  • Dollar General on 23/01/2024 - 13:29
    +2

    What does the BC agreement mention?

    Doesn’t seem unreasonable to me but I’m sure there’s cheaper option available if you put some time into looking

  • tsunamisurfer on 23/01/2024 - 13:42
    -2

    This is an unfortunate situation.

    The major underlying fact here is someone needs to be 4 stories up, and they need to work safely.

    My question is, is it reasonable/legal for the BC to not provide maintenance access to their mandated AC install location?

    Have they denied you maintenance access? Looks like they are allowing the proposed scaffolding.

    Do I have any grounds to get this comped by the installer/BC?

    The BC is responsible for fixing / replacing the item. They cannot be expected to incur all these extra costs. As discussed ask them for alternatives like a cherry picker.

    • dust on 23/01/2024 - 13:45
      +5

      The BC is responsible for fixing / replacing the item.

      It sounds like OP installed the aircon initially and paid for it. So the BC wouldn't be responsible for repairing it.

      • coffeeinmyveins on 23/01/2024 - 15:32
        +1

        I think they meant to say they ARE NOT responsible, based on the next sentance. or at least i hope.

  • dust on 23/01/2024 - 13:46
    +15

    Think about it from another perspective OP. If this was one of your neighbours, would you be happy to chip in for their scaffolding costs to fix their air con? If not, then it's pretty unlikely the BC would share this cost.

    You might have grounds to get the aircon installer to pay for (or perhaps split) the scaffolding cost though?

    • linx1398 on 23/01/2024 - 13:54

      Yeah I think you're on the money, thanks. This sucks but I guess makes sense.

    • coffeeinmyveins on 23/01/2024 - 15:32

      zero chance the air con installer is going to pay for any cost associated with access to the unit, why would they?

  • netjock on 23/01/2024 - 13:54
    +4

    I looked at the picture and yes they would need scaffolding.

    I am surprised your BC would allow it given the outdoor units basically face into the window of someone else (or almost face into).

    Good luck. One apartment I have can't do air con but have central ventilation. the other one is on the balcony.

    Someone has come up with U shaped aircon (indoor and outdoor unit goes out the window) which would save a lot of these issues but doesn't look like it made it to down under yet.

  • stuffandthat on 23/01/2024 - 14:00

    I'm guessing the warranty doesn't cover installation costs?

  • Euphemistic on 23/01/2024 - 14:02

    Maybe I’m seeing it wrong, but it looks like a window in the zone and a balcony adjacent. Is there no other way to install it other than 4 levels of scaffolding?

  • Garry044 on 23/01/2024 - 14:05
    +4

    Random thought - but does your insurance policy cover things like your A/C with new for old etc? I'm assuming it's not part of the bog-standard policy and would have been burnout protection or similar, but worth double-checking as it would also cover the install costs…

  • trapper on 23/01/2024 - 14:07
    +5

    Firstly, this has nothing to do with the BC.

    But surely if the contractors supplied and installed a dud unit they should be repairing or replacing it at no cost to you.

    Or did you buy it separately and they just installed it?

    • JimmyF on 23/01/2024 - 14:28
      +3

      But surely if the contractors supplied and installed a dud unit they should be repairing or replacing it at no cost to you.

      Read your T&C, pretty common to exclude access if it's in a hard to get to place. Here is a 'big brand' T&Cs

      This warranty does not cover
      e ) All costs related to gaining access when installed in unsafe (eg high) or restricted locations.

      https://www.fujitsugeneral.com.au/docs/default-source/warran…

      As the OPs is 4 stories up hanging over the side, yep this is that.

      • trapper on 23/01/2024 - 15:27
        -1

        If he purchased from Fujitsu that may be the case, but if the contractors supplied and installed then it becomes their problem.

        • JimmyF on 23/01/2024 - 16:15

          Doesn't work like that…. The contractors are getting paid from the AC OEM to fix the issue. So the OEM won't cover it.

          • trapper on 23/01/2024 - 18:05

            @JimmyF: This is not OP's problem.

            If I've already paid you for providing and installing an AC unit in my residence, and you end up installing a non-functional unit, why should I be required to make an additional payment for the installation of a properly functioning one?

            The contractors' agreement with their supplier is their own affair. They can fight it out with the OEM or have insurance for such situations.

            • JimmyF on 23/01/2024 - 18:54

              @trapper:

              This is not OP's problem.

              It is, its part of the warranty T&Cs the OP agreed to when buying the unit.

              If I've already paid you for providing and installing an AC unit in my residence, and you end up installing a non-functional unit, why should I be required to make an additional payment for the installation of a properly functioning one?

              It isn't the installers fault either, they did the install, it was working. Their job is done. So why should they wear the cost of the OEM unit failing?

              The contractors' agreement with their supplier is their own affair. They can fight it out with the OEM or have insurance for such situations.

              The contractor isn't the one providing the warranty, it is the OEM who pays for it.

              • trapper on 23/01/2024 - 19:27

                @JimmyF:

                It isn't the installers fault either, they did the install, it was working. Their job is done. So why should they wear the cost of the OEM unit failing?

                Because they supplied their customer with a faulty unit…

                • JimmyF on 23/01/2024 - 20:29

                  @trapper:

                  Because they supplied their customer with a faulty unit…

                  They didn't. They installed what the OEM supplied. Their job was done correctly, the OEMs job was not.

                  You can argue all you like, the T&Cs cover this example off and are very black and white. If the OP wants warranty by either the installer who will claim the costs back from the OEM or the OEM directly, they need to have the unit 'safe' to work on.

  • Muffinman01 on 23/01/2024 - 14:23

    If everything is all under warranty, I would have thought that the scaffolding should would be covered as part of the warranty claim. I'd double check the warranty (you'll probably have to go in to the fine print) and see if it mentions anything about warranty installation costs and who is responsible for them.

    • JimB on 23/01/2024 - 15:11
      +1

      Nope.

      They generally only cover it on the ground floor which is fair enough.

      Can't really use a ladder for 4 stories up.

  • JimmyF on 23/01/2024 - 14:25
    +2

    Unfortunately the way the AC is installed, it's literally impossible to safely replace without building scaffolding

    So the question is, how was it installed? Was scaffolding used to install it in first place?

    Sorry, but everything related to your air conditioning unit is your maintenance expense, there is no responsibility for the BC to be involved, same as every other owner.

    Might be worth putting it out there to see if any other owners need AC repairs and share the cost?

    Do I have any grounds to get this comped by the installer/BC?

    If you read the warranty T&Cs AC units installed above a certain height, are up to you to supply a safe working environment. Its crazy that they will install a AC on a roof, but then won't replace it! It'll say something like

    This warranty does not cover
    e ) All costs related to gaining access when installed in unsafe (eg high) or restricted locations.

    Anyhow, have you asked the AC people if a cherry picker or scissor lift be used instead?

  • shxhshzhz on 23/01/2024 - 14:27

    leave it and buy a portable air con

    • dust on 23/01/2024 - 14:41

      Portable air cons aren't very efficient or effective at cooling a larger area.

  • WoodYouLikeSomeCash on 23/01/2024 - 14:48
    +1

    Do you have motor burnout cover on your insurance?

  • valuer on 23/01/2024 - 15:00
    +2

    Yes it is normal. I was once on a board and these sorts of issues arose from time to time.

    A new unit is more easily installed on a ledge (as a closed unit) than serviced by removing panel etc with risk of bits being dropped.

    A suggestion would be to contact other owners below, and even a little above, you as they may have needs (that they haven't yet thought of?) for maintenance/cleaning of any units they have. You might b able to share costs on the scaffolding, and the maintenance/repair crew might give a sharper rate for a busier day.

  • websterp on 23/01/2024 - 15:04
    -1

    Negative Gearing Baby!!

  • avoidfullprice on 23/01/2024 - 15:14

    is it reasonable/legal for the BC to not provide maintenance access to their mandated AC install location?

    The legality has nothing to do with BC but building code. BC is not formed until occupancy certificate is issued.

    The owner being required to literally scaffold the common area every time maintenance is required does not pass the pub test for me.

    Actually, that is why strata has a 10 year maintenance plan and collect capital fund.

    You can say because it is in common area, BC fund should be used. However, the owners can also vote at AGM that you should be only person liable. That’s all part of the strata Act (although DYOR i have not read entire QLD strata law)

  • GordonD on 23/01/2024 - 15:20
    +1

    Isn't there a walkway immediately in front of the panel the a/c unit is immediately behind?

    • trapper on 23/01/2024 - 18:10

      Yeah this actually looks fairly easy to access.

      I think the contractor is just making things difficult to try and avoid rectifying this.

      • easternculture on 24/01/2024 - 08:44

        Plot twist: The contractor owns the scaffolding buisness.

  • Typical16-bitEnjoyer on 23/01/2024 - 15:37
    +2

    What doesn't pass the pub test is everyone in the building paying for your repair via the BC and fees.

    You installed it, you fix it. Simples.

  • brad1-8tsi on 23/01/2024 - 16:07
    +1

    I'm 3 stories up in a townhouse cpmplex and have 3 external units, 2 that have been fitted since moving in. They are all my problem.

    I'd be seeking other quotes and ideas. eg: bridge the gap & scaff from floor 3 or scaff downwards? We had to go from the top down at a lot of dams.

    Can they use ally scaff?

  • payless69 on 23/01/2024 - 17:50
    -1

    My advice: Sell the unit.
    Seeing dodgy installations by the zillions in Cairns.
    There are endless things going to haunt you.
    Rent and the landlord is inheriting all them issues.

  • Seraphin7 on 23/01/2024 - 17:55
    +3

    Mate, you are fair dinkum cracking jokes. That AC unit is your responsibility all day long.

    Strata/BC can be absolute carnts, but you can't pin this one on them.

    Whether or not you may have some claim under the warranty, maybe … but this ain't a BC issue.

  • GordonD on 23/01/2024 - 18:40
    +3

    Fixing the current problem won't fix the problem. Its going to keep happening.

    A/C units output heat. Putting eight of them in a chimney stacked above each other means the ones at the top will be operating in the hot air coming out of all the ones below them. That means the ones at the top will operate inefficiently, working harder and using more power to do the same cooling, and they'll be operating in air temps that will cause components to fail prematurely.

    The OP's a/c will keep breaking down.

  • ozbargainoid on 24/01/2024 - 07:32

    Check to see how much it would cost to buy the scaffolding.
    Then either sell it after the job or store for next time.

    • blitz on 24/01/2024 - 12:21

      If I was a contractor, no way would I be trusting my life to scaffolding bought by some random at presumably bottom dollar.

  • SydneySwan on 24/01/2024 - 08:00
    +2

    Unfortunate situation @linx1398 but this is 100% your expense.

  • JIMB0 on 24/01/2024 - 09:12

    What brand is it?

  • Blew on 24/01/2024 - 15:05

    You could rent the scaffolding and put it up yourself.

    • Euphemistic on 24/01/2024 - 16:35
      +1

      Only if they have a scaffolding accreditation. Not many businesses will climb 4 story scaffolding assembled by someone who probably does know how to do it.

  • 2esc on 24/01/2024 - 22:31

    Looking at the first photo are you standing on a walkway when you took the photo? If you are can you physically reach out and touch the ac? Because if you are thats how it was installed. Where would this scaffolding actually go? Looks like walkway and other ac would be in the way. Or am i looking at this photo wrong.

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