It may be time to review your strata maintenance.
Maintenance is so important for buildings, for resale and rentability. It’s also vital to ensure resident and visitor safety and security and to help avoid legal issues or future, more costly repairs.
In addition, maintenance serves to prevent property damage from fire and the effects of adverse weather events.
First, let’s look at areas of responsibility for maintenance items. As we know, common areas are the responsibility of the owners corporation. However, there is crossover with owner responsibility in some areas.
Who is responsible for maintenance?
- The owners corporation is responsible for maintenance and repair of common property, whereas each owner repairs anything in their own property.
- The owners corporation plans and pays for major repairs to common property, including fixing defects.
- If in doubt, check the strata plan and by-laws as to who is responsible– or ask your strata committee or your team at McCormacks for clarification. For example, water leaks, window seals and floor and wall tiles often fall into this category.
Here is a helpful guide provided by the Strata Community Association.
How to keep your Sydney strata property maintained?
- Keep on top of routine maintenance and repairs – These are written into the Strata Schemes Management Act 2015. Owners have a responsibility to keep their property in good condition and maintain aesthetic appeal.
- Structural improvements – It is in the interest of all the owners to bring the property up to date by improving its functionality. This will increase market value overall, while attracting quality rental tenants. Improving landscaping, renovating balconies or adding security can all contribute to property appeal.
- Major renovations – Installing elevators and other significant upgrades require approval by the owners corporation, and McCormacks Strata Management can help provide leadership advice for making the best investment and financial strategy.
Repairs and Maintenance Checklist
Your AGM is the ideal opportunity to review and develop your maintenance plan overall.
Guide to major replacement items:
- Repainting – every 7 – 10 years
- Lift refurbishment – 20 years
- Rooftop membrane – 10 years
- LED light upgrades – 5 years
- Carpet – 10 years
Building Management System
- Cleaning and general maintenance of interior and exterior of your building.
- Pest inspection.
- Bird-proofing.
- Common property both external and internal, including common property between lots.
- Electrical switch boards.
- Units may be readily located / identified via the main point of entry egress onto the property.
- Gas and electrical isolation valves and switches are readily located / identifiable for each unit.
- Regular clearing of roof drainage systems / gutters.
- Regular maintenance of sump pumps and basement drainage systems.
Dangerous Goods Storage
Emergency Management
- Building safety procedures.
- Emergency Control Organisation and Emergency contact list.
- Warden duties.
- Evacuation stages, site / floor plans and procedures.
- Building security.
- Checklists.
Energy efficiency
- Embedded network and micro-grids.
- Internal and external building lighting.
- Air conditioning, heating and ventilation.
- Lifts.
- Hot water supply and circulation pumps.
- Carpark ventilation.
- Pumps / fans.
- Pool and spa water filtration and pumps.
- Security systems, doors and gates.
Fire protection equipment
- Air conditioning systems.
- Alarms.
- Emergency lifts and lighting.
- Emergency warning systems and power supplies.
- Fire emergency systems: power supply, extinguishers, hydrants, fire exit signs, windows, curtains and doors, detectors and alarms, stairs, passages, ramps, fire control centres.
- Mechanical ventilation.
- Smoke detection alarms, control systems and sprinkler systems.
Gardening and grounds maintenance
- Duty to maintain and repair common property.
- Boundary fencing.
- Grounds including gardens / trees.
Security
- Security access systems.
- Perimeter protection.
- Access and traffic management.
- Parking – including line marking for residents / visitors, vehicle impact risk (fences, low awnings), bollards marking appropriate structures.
- Emergency management.
- Internal security.
- Systems management.
- Security cameras.
- Lighting.
- Access and egress: Elevator maintenance / upgrades, garage security, pool maintenance and safety, heating and A/C.
- Signage.
Trips and slip hazards
- Internal and external.
- Doors, thressholds, entrances, stairways, inclines, ramps.
- Drainage / water run off.
- Electrical wires.
- Floor coverings / levels / ridges.
- Footpaths / driveways.
- Furniture.
- Gardens.
- Handrails.
- Lifts.
- Lighting.
- Obstruction / obstacles.
- Potholes / cracks / spills.
- Storage areas.
- Stormwater.
Waste management
- Provision of :
- Separate storage and recycling spaces
- Hard waste collection locations
- Management of subcontractors to ensure proper waste organisation and disposal.
- Monitoring and reporting in waste performance.
- Education of residents on waste efficiency.
Water
- Efficiency.
- Management of leak detection including on balconies / windows.
- Guttering, downpipes and roofing systems.
- Stormwater runoff.
Contact the team at McCormacks for more information and guidance on your strata property maintenance plan.