Strata living comes with shared benefits—and shared responsibilities. When the building envelope starts showing signs of wear, uncertainty around repair and maintenance obligations often leads to delays, disputes, and budget blowouts. This guide explains Understanding Your Strata Obligations for Building Repair and Maintenance so committees, managers and consultants can move from confusion to clarity, from risk to confidence.
At CPR Facade Upgrade Specialists, we remove guesswork. Our Scaffold‑Free™ access systems (MARS™, PEARS®, SkyPod®) and SKY‑FIMMS™ digital‑twin reporting give you precise scopes, transparent pricing and a permanent record of every repair—which means for you: predictable budgets, minimal disruption, and quality outcomes that last decades.
NSW Legal Framework: Strata Schemes Management Act 2015
The legal backbone for strata repairs (NSW)
Under the Strata Schemes Management Act 2015 (NSW), the Owners Corporation must maintain and repair common property, while lot owners maintain their own lots. Committees should act promptly once defects are identified, especially for safety or weatherproofing issues. Delays can create compliance exposure and higher downstream costs.
Key roles and responsibilities
- Owners Corporation: Repairs and maintains common property; establishes levies/funds; approves scopes and engages contractors.
- Strata Manager: Implements resolutions; coordinates administration, notices, and approvals; supports procurement and compliance record‑keeping.
- Lot Owners: Maintain internal lot areas and report defects quickly, especially where damage may affect common property (e.g., bathroom waterproofing issues).
How CPR helps you comply
- SKY‑FIMMS™ creates a building‑wide 3D visual record of defects and completed works, forming an auditable, permanent compliance file—which means for you easier meetings, faster approvals and defensible records.
- SFS360® (Sky Facade Scope 360™) converts findings into a quantified, prioritised scope with photos mapped by drop/level/patch—which means for you precise budgeting and zero grey areas.
Understanding Responsibility for Building Repairs and Maintenance
Common property repairs (who pays, who manages)
Common property usually includes:
- External walls, façades, windows, balustrades and expansion joints
- Roofs, gutters, downpipes and external stormwater
- Lobbies, corridors, stairs and lifts
- Building services risers, external plumbing and common waterproofing membranes
Repairs are funded and managed by the Owners Corporation. Typical works:
- Building façade repairs & restoration (spalling, cracks, delamination, coating failure)
- Water ingress diagnosis & waterproofing repairs (parapets, flashing, membranes)
- Structural repairs (concrete cancer, steel corrosion)
- Roof and gutter maintenance (safety, weatherproofing, asset protection)
Why Scaffold‑Free™ matters: Our MARS™ anchors and PEARS® elevation system position our SkyPod®workstations exactly where repairs are needed, encapsulating dust and debris—which means for you faster program, cleaner sites, less privacy intrusion and significant cost savings versus scaffolding.
Individual lot repairs (boundaries and examples)
Lot owners are generally responsible for:
- Internal finishes and fixtures (paint, flooring, skirting)
- Internal plumbing/electrical within the lot’s boundary
- Bathroom waterproofing where it forms part of the lot (subject to plan details)
Where a failure affects common property (e.g., a bathroom leak damaging slab/soffit), responsibility may be shared or shift to the Owners Corporation depending on the plan and cause. SKY‑FIMMS™ clarifies boundaries with precise photographic evidence—which means for you fewer disputes and faster resolutions.
How to Organise Repairs (Step‑by‑Step)
From first report to close‑out
- Report & triage: Residents or owners report defects to the strata manager/committee. Set priority (emergency, urgent, planned).
- Inspect & diagnose: Engage CPR to conduct a close‑up façade/roof inspection and dilapidation survey using Upseiling® methods. We grid the façade to map every defect.
- Quantify & scope: Receive a SFS360® report with quantities, photos and recommended methodology, sequenced by risk and budget.
- Budget & approvals: Align with Capital Works Fund and meeting cycles. For higher‑value works, prepare motions and briefing notes supported by SKY‑FIMMS™ visuals.
- Procure & schedule: Appoint qualified remedial specialists. Our Accredited Service Partners™ (ASP’S™)ensure consistent trade quality and safety.
- Deliver & assure: Works proceed under SE2EPC® (Sky End 2 End Project Care®) with before/after photos logged per drop/level/patch in SKY‑FIMMS™.
- Close‑out & preserve: Issue warranties, QA packs and an updated digital twin. Enrol into AssetCare™ (or AfterCare™) for preventative upkeep.
Emergency vs planned repairs
- Emergency (e.g., loose façade element, active roof leak): Mobilise CPR’s rope teams immediately. Scaffold‑Free™ systems avoid long lead‑times—which means for you risk reduction within hours/days, not weeks.
- Planned (e.g., coating lifecycle, balcony remediation): Phase by risk and cash flow, bundling works to capture economies of scale and minimise resident disruption.
The Responsibility for Preventative Maintenance
Build a proactive maintenance culture
Preventative maintenance protects value, reduces life‑cycle cost and keeps you compliant. For NSW schemes, align inspections with your 10‑Year Capital Works Fund Plan and keep a rolling strata maintenance plan NSW covering façade, roof, waterproofing and structure.
Core elements of a smart plan
- Annual façade & roof screenings: Identify early cracks, coating failure, failed sealants.
- Waterproofing integrity checks: Parapets, planters, podiums and balcony thresholds.
- Corrosion/cancer watchlist: Concrete delamination, steel fixings, balustrade anchors.
- Access strategy: Replace scaffolding with Scaffold‑Free™ for faster, quieter checks.
- Digital recordkeeping: Update SKY‑FIMMS™ after each visit to preserve institutional memory despite committee turnover—which means for you continuity and defensibility.
Long‑term value Schemes that adopt AssetCare™ typically experience fewer emergencies, shorter project durations, and significant savings on overall costs (often up to 20%) thanks to earlier interventions and no scaffold overheads.
Funding Repairs and Maintenance
Know your levers
- Administrative Fund: Routine upkeep and minor repairs.
- Capital Works Fund (Sinking Fund): Long‑term renewals—façade coatings, waterproofing, structural remediation.
- Special Levies: For unplanned major defects where reserves are insufficient.
- Insurance: May respond to sudden and accidental damage; not a substitute for maintenance.
Budget confidence through data With quantified scopes via SFS360® and photo‑mapped items in SKY‑FIMMS™, committees can stage works by risk, align with cash flow, and avoid over‑collecting levies—which means for youaffordability without compromising safety.
Penalties for Failure to Comply
When repairs are neglected, consequences escalate:
- NCAT orders and penalties for non‑compliance
- Liability exposure (injury/property damage)
- Insurance complications (denials or premium increases)
- Accelerated deterioration leading to larger, more expensive projects
Protection through proof: SKY‑FIMMS™ creates a permanent, time‑stamped record of inspections and repairs—which means for you defensible evidence if disputes arise, and smoother interactions with insurers, consultants and regulators.
Why Choose CPR for Professional Strata Maintenance
Built for difficult‑access buildings
We specialise in high‑rise and hard‑to‑reach façades. Our Scaffold‑Free™ methodology (MARS™, PEARS®, SkyPod®) delivers:
- Speed & lower disruption: Rapid setup, whisper‑quiet operation, no apartment entry.
- Safety & cleanliness: Encapsulated workstations with debris and dust control.
- Access anywhere: Fully articulated Upseiling® vertical movements and modular work pods.
- Value: Significant project cost savings vs scaffolding, without compromising quality.
Quality assurance you can measure
- ASP’S™ (Accredited Service Partners™) trained via our Elevation Academy.
- SFS360®: Close‑up, grid‑based scoping and quantification.
- SE2EPC®: End‑to‑end delivery with QA sign‑offs per repair.
- SKY‑FIMMS™: Your digital twin and forever record.
Proof, not promises
- 30+ years in façade remediation and preservation
- 450+ major projects delivered with award‑winning quality
- Video testimonials & case studies available on request
What this means for you: predictable outcomes, fewer resident complaints, shorter programs, and multi‑decade durability backed by transparent QA.
Practical Scenarios (So You Know What To Do Next)
1) Active leaks after heavy rain
- Log the incident; prioritise as urgent.
- CPR conducts a targeted leak investigation and temporary make‑safe.
- Use SFS360® to scope permanent repairs (e.g., flashing, membrane, joint sealing).
- Execute under Scaffold‑Free™ access to minimise disruption.
2) Concrete spalling on balconies and soffits
- Commission a close‑up inspection with SKY‑FIMMS™ mapping.
- Prioritise areas by risk (falling debris, structural integrity).
- Remediate using encapsulated SkyPod® stations for safe, clean works.
- Capture before/after evidence for warranties and insurance.
3) Lifecycle façade repaint & coating renewal
- Bundle repairs (patching, sealants) with coating for economies of scale.
- Select coating systems suited to coastal/UV exposure.
- Plan resident communications to reduce complaints; deliver via SE2EPC®.
- Lock future intervals into AssetCare™ to extend coating life.
Guidance for Different Audiences
For Strata Committees
We know raising levies is stressful. With CPR, you see exactly what needs doing and why, in pictures not jargon. SKY‑FIMMS™ takes the guesswork away so you can make confident, fair decisions. Our Scaffold‑Free™ setup is quieter and faster, so neighbours aren’t bothered and the job finishes sooner—which means for you fewer complaints and better value.
For Building Managers & Consultants
Expect quantified defect schedules, traceable QA, and defensible scopes. SFS360® and SKY‑FIMMS™ standardise documentation and close‑out packs. Our MARS™/PEARS®/SkyPod® stack eliminates scaffold dependencies, compresses critical path, and mitigates access risk. Engage CPR as your project partner to lift programme certainty and governance quality across the board.
If your building shows early signs of façade deterioration or leaks, it’s best to get a professional inspection before issues escalate. You can book a strata façade consultation directly through CPR’s Strata Facade Services page to plan your project scope, budget and maintenance timeline with real data.
Want to see how transparency works in practice? Explore your building’s future in 3D with a SKY‑FIMMS™ demo, available through our Facade Remediation & Preservation page. This interactive model shows every defect, repair and proof of compliance, giving committees total confidence before works begin.
For meeting preparation, you can also download our Strata Maintenance Checklist, a concise, meeting‑ready guide tailored to your property’s needs.
FAQ
Who decides if a repair is common property or lot property?
Your registered strata plan defines boundaries. Our inspection with SKY‑FIMMS™ provides photo‑level evidence to support decisions and approvals.
How fast can you mobilise for emergencies?
Rapidly. Scaffold‑Free™ access means we are not waiting on scaffold lead‑times.
Can you stage works to match our fund?
Yes. We prioritise by risk and stage by cash flow, creating a multi‑year plan with AssetCare™.
How do you assure quality?
Through SE2EPC® and SKY‑FIMMS™ with time‑stamped before/after photos for every patch.
Do you work on heritage or government assets?
Yes. Our methods are low‑impact and suited to sensitive sites and difficult access.
