For OC managers, strata managers and committees
Owners Corporation and Strata Maintenance
Common property maintained properly, documented for the committee, and coordinated without dragging every lot owner into the process.
Overview
Most of the awkward jobs in a shared building sit on common property, and nothing moves until the committee or manager signs off. We structure quotes and reports so that approval can happen at one meeting. The service suits owners corporations (formerly body corporate) and their managers, from scheduled common-area maintenance through to rectification projects and urgent works in apartment buildings, multi-unit developments and mixed-use sites.
Quotes a committee can approve
Written scopes with clear pricing, options where they exist, and the detail an OC manager or committee needs to make a decision at one meeting rather than three. Work-order references carry through to invoicing.
Lot versus common property, handled carefully
Where responsibility is unclear — leaks between lots especially — we identify the source and report the facts. Which party is responsible can depend on the plan of subdivision and the circumstances, so allocation stays with the owners corporation and its advisers.
Residents treated with care
Notice before work, access arranged respectfully with occupants and building managers, and shared areas left safe and clean at the end of every day on site.
Common requests
- Common-area painting and repairs
- Balcony and membrane leak investigation
- Render and facade repairs
- Gutter, roof and drainage maintenance
- Common-area lighting, CCTV and access systems
- Make-safe response for common property damage
Relevant services
Services owners corporations and committees use most
- Property MaintenanceThe recurring jobs that keep a property safe, presentable and tenantable — handled by one provider instead of a list of separate contractors.
- Building Repairs and RectificationCracking, movement, defects and damage — assessed for cause, then repaired properly rather than patched over.
- Plumbing, Waterproofing and Wet AreasFrom dripping taps to failed shower membranes and overflowing gutters — the work that keeps water where it belongs.
- Security SystemsCameras, alarms, intercoms and access systems — specified for the property in front of us, not sold as a one-size package.
FAQs
Owners Corporation and Strata Maintenance: common questions
Can you provide reports suitable for committee meetings?
Yes — inspection findings, photos, observed-condition notes and staged pricing are provided in a format that can go straight into meeting papers. Where engineering input is needed, we say so rather than quoting guesswork.
Who do you take instructions from?
Whoever the owners corporation authorises — usually the strata manager or a committee delegate. We keep instructions in writing so there is no confusion about who approved what.
Can individual lot owners use you too?
Yes. Where work spans lot and common property, keeping one contractor across both sides often simplifies the repair — but quoting and invoicing stay clearly separated between the owner and the owners corporation.
Do you advise whether damage is a lot or common-property responsibility?
We report what we find — where the water is coming from, what is damaged and what repair we recommend. Responsibility can depend on the plan of subdivision, the legislation and the circumstances, so that call belongs to the owners corporation and its professional advisers, not to us.
Can your reports feed our maintenance plan?
Yes. For owners corporations that keep a maintenance plan and maintenance fund — mandatory for tier 1 and tier 2 under the Owners Corporations Act 2006 — condition findings and quotes are written so the manager can carry them into the plan's forecasting. The plan itself remains the owners corporation's document.
Send through the first job
A work order, a repair list or a single problem — see how the process runs before committing to more.