Is your strata property maintenance up to scratch?

Date published: 26 October 2021, updated 28 August 2024

Regular maintenance of your strata property is crucial to preserving property value, ensuring safety, and avoiding costly repairs.

Moreover, consistent upkeep and timely repairs not only enhance your property’s aesthetic appeal but also preserve its structural integrity.
For both owners and tenants, understanding the scope of property maintenance and knowing who is responsible is crucial to managing a well-maintained strata property.

What is property maintenance?

In a strata scheme, property maintenance generally refers to the proper upkeep and repair of the shared and common areas within the building including stairwells, driveways and parking, fences, gardens and pools, facilities, equipment such as lifts, and general common areas. It also relates to safety and security requirements. In almost all strata schemes, the body corporate is responsible for property maintenance.

Why regular maintenance is essential

Maintaining and repairing strata properties isn’t just about fulfilling a legal obligation as an owner, it’s also about enhancing the safety and well-being of your residents and guests.

Regular maintenance is essential for several reasons:

Prevents costly repairs: Addressing issues early helps avoid expensive repairs and prolongs the building's lifespan.
Ensures compliance: Regular upkeep ensures compliance with legal obligations, helping you avoid penalties and potential liabilities.
Enhances property value: Well-maintained properties retain their value, leading to higher occupancy rates and better returns.
Improves tenant satisfaction: A clean, safe, and well-maintained environment contributes to happier tenants who are more likely to stay long-term, reducing turnover rates.

Who pays for property maintenance?

Unless damage is caused by a weather event like a storm or a specific person, accidentally or intentionally, general property maintenance is managed by the body corporate, and paid for out of the strata administration fund.

If property is maliciously or even unintentionally damaged however, it may be covered under the residential strata insurance.

A well-tailored residential strata insurance policy may even cover repairs when a motor (e.g. a lift drive or a pump) burns out. This can be selected as an optional extra in an insurance policy.

Large capital works, which often include major repairs or maintenance needs, can be paid for out of a body corporate’s capital works or sinking fund, if they have one, or from a special levy charged to owners.

What does property maintenance include?

Property maintenance is pretty broad and is often a lot more than simply cleaning the gutters, patching up paintwork and keeping the gardens tidy. Maintenance and repair covers three broad categories

Aesthetics, such as keeping the place looking good, ensuring scratches and dents are repaired, weeding gardens, mowing lawns, and keeping common areas clean, tidy and attractive.
Safety, which involves things such as regular checks on fire alarms, smoke detectors and security systems, ensuring fire exits are clear, fixing trip or slip hazards, making sure handrails and balustrades are safe and secure, inspecting lifts and other machinery, clearing bushfire risk vegetation etc.
Structural, including watching for and repairing damp, leaks, mould, rot, termite damage etc, as well as keeping on top of plumbing, gas and electrical wiring issues and the like.

Types of property maintenance that should be carried out

Good strata schemes, especially new ones, will have a written maintenance plan – in some states these are even required by law. They provide an outline of what maintenance should be done and when, and often provide predicted timeframes for equipment to be replaced or items updated so that they don’t become expensive repairs down the track. Following a well-drafted maintenance schedule and keeping works records may also help when applying for residential strata insurance.

But even if your strata scheme doesn’t have a maintenance schedule, it’s fairly easy to work out what might need regular or periodic maintenance around your strata property. Even if something appears to be in good condition, it’s worth a close inspection – by the strata committee, the building manager or a licenced professional.

The following is a guide to the most common items to be checked as part of a standard maintenance schedule. Strata management firms should be able to provide an even more extensive and detailed list.

The building exterior

Exterior paintwork, cladding, woodwork etc should be clean and in good condition. Check for damp, decay, rot or splitting.
Building structure, checking for concrete cancer, rising damp, salt damp, termites, wood rot, cladding flammability, wall-cavity leaks.
Door and windows, including seals, locks and structure.
Gutters and downpipes, especially look for leaks, dents or rust spots. Also have gutters cleared of leaves etc, especially in the lead up to summer.
Carpark access and doors, floors and storage units. Look for leaks, damp patches, damage and tampering.

The building interior

Interior paintwork, shelves, cupboards, cabinetry and skirting boards.
Floor coverings in common areas, especially look out for fraying carpets, damp spots, water damage, smoke damage.
Electrical wiring, communication cabling, and plumbing.
Common areas including lobbies, mailrooms and letterboxes.
Windows and doors shut/open properly, are not damaged and seal correctly.
Heaters and air conditioning units are cleaned regularly and function properly (also make sure they’re set to a suitable temperature to save on running costs).
Vermin traps, including making sure they’re secure and don’t pose a risk to pets.
Interior lighting.

Grounds

Gardens, including irrigation systems, timers and sprinklers.
Fire risk or vermin risk vegetation, e.g. dead shrubs or trees close to buildings.
Vermin traps are secure and don’t pose a risk to pets.
Driveways are clean and tidy, cracks repaired and oil-spills are made safe.
Fences and gates are secure, functional and in good repair.
Bins and waste chutes are vermin-proof and in working order.
Rainwater tanks are clean and operational, and stormwater pipes are clear of obstructions.

Safety and security

Fire alarms, smoke detectors and irrigation systems.
Fire hoses and extinguishers.
Emergency doors and lights.
CCTV and security surveillance systems.
Video door comms units.
Fire escapes – make sure these are always clear and accessible.
Dangerous materials, chemicals and flammable liquids are stored appropriately.

Note that a number of the items need inspection by a licenced professional.

Common maintenance challenges

Strata properties often face a range of maintenance challenges that require ongoing attention. Some of the most common maintenance issues include:

Plumbing issues: Plumbing problems, such as clogged drains, leaky taps, and broken fixtures can disrupt day-to-day living and also cause water damage. Regular inspections of plumbing systems and responding promptly to issues can help prevent costly repairs in the long run.
Electrical issues: Faulty switches, old wiring, or overloading circuits can all pose safety and operational risks, including the risk of an electrical fire. Having a licensed electrician periodically inspect your property’s electrical systems ensures that everything is up to code, reducing the risk of hazards.
Gardening and landscaping: Maintaining a well landscaped garden can be a time-consuming task. Regular weeding, mowing, and pruning is required to keep a safe and visually appealing property. Hiring professional landscapers or forming a garden committee can help manage these tasks efficiently.
Structural issues: Cracks in walls, broken roof tiles, foundation shifts, and water infiltration can all compromise a building’s safety and value. Regular checks for signs of structural damage and timely repairs by licensed professionals are crucial to maintaining safety and value.
Pest issues: Pests such as rats and mice can cause a nuisance and risk to strata properties, affecting both the residents’ safety and property value. Engaging professional pest control services for routine inspections can help prevent infestations.

Regular inspections and prompt repairs of any issues can help prevent these issues. For any repair work, it’s vital to hire licensed and experienced professionals. This ensures that repairs are done to a high standard, comply with regulations, and contribute to the long-term preservation of the property.

The body corporate’s role in maintenance

The body corporate plays an integral role in maintenance for strata properties. Every building and Owners Corporation should aim to plan, discuss, secure funding, and carry out repairs and maintenance promptly.

Here are the main responsibilities of a body corporate:

Managing and funding maintenance

The body corporate is responsible for overseeing the upkeep of common areas and shared facilities, such as stairwells, gardens, and pools. This includes arranging and funding regular maintenance, repairs, and upgrades to the property. The costs for these services are typically covered by the strata administration fund, which is collected through contributions from the unit owners.

Dividing maintenance costs

Maintenance costs are usually divided among unit owners based on their share of the property. This is often determined by the unit's entitlements or the size of the property. These contributions help cover the expenses for upkeep and repairs. Special levies such as a sinking fund may also be imposed for significant or unexpected expenses, ensuring that funds are available for urgent or large-scale projects.

Planning and budgeting for maintenance

Body corporates can budget for future maintenance costs by setting up a sinking fund. This fund allows you to accumulate money over time to cover for the cost of major repairs and maintenance needs.

A sinking fund (also called a Capital Works Fund) in residential strata settings is a reserve of money that is collected from all unit owners in the complex.

This approach helps reduce financial strain when unexpected repairs arise. Conducting periodic financial reviews will help ensure that your sinking fund is adequately funded and that your budget aligns with the maintenance needs of the property. Regular assessments help adjust contributions and spending plans as necessary.

Long-term benefits of preventative maintenance

By proactively addressing potential issues before they arise, you can achieve significant long-term cost savings. This approach reduces your need for costly emergency repairs and extends the lifespan of your property.

For example, regular servicing of heating and cooling systems can improve efficiency and reduce the risk of breakdowns. Similarly, routinely inspecting plumbing systems can help detect leaks early, preventing water damage and further costly repairs.

What do building services include?

Building services is a really broad term that can refer to a variety of things. These can range from highly technical inspection, testing, auditing and certifying services that are often required for compliance records, or can simply refer to contracted services such as cleaning, gardening and property caretaking and maintenance.

If your strata property doesn’t have a strata manager, building manager or caretaker, then engaging a specialist property services or maintenance company can be a cost-effective way of keeping on top of your building maintenance needs.

Take action to ensure your property is maintained

Regular maintenance is essential in preserving the value of your strata property and enhancing the safety and living experience for your residents.

To keep your strata property in its best condition, consider scheduling a maintenance assessment or consulting with qualified experts. A thorough evaluation can help identify potential issues early and allow you to address them before they escalate.

Flex Insurance can further help to safeguard your investment with our comprehensive strata insurance coverage, which can cover repairs and mitigate unexpected costs. Get a quote today - it only takes 5 minutes.