Strata Maintenance Checklist

Why a structured checklist matters

Most maintenance failures in strata buildings aren't caused by catastrophic events — they're caused by things that were missed. A slow leak behind a wall, a rusting gutter joint, a fire door that doesn't latch properly. A structured checklist ensures that every area of common property gets regular attention, and that small issues are caught before they become expensive problems.

This checklist is designed for boutique buildings on Sydney's North Shore — typically 8–30 lots, 2–4 storeys, with a mix of common areas. Adapt it to suit your building's specific features.

Building exterior

Roof and guttering: Inspect roof surfaces for cracked or displaced tiles, damaged flashing, and ponding water. Check gutters and downpipes for blockages (especially after autumn leaf fall), rust, and correct drainage flow. North Shore buildings surrounded by mature trees need this checked more frequently — blocked gutters are the number one cause of preventable water damage.

External walls and paintwork: Look for cracking (especially around window frames and expansion joints), bubbling or peeling paint, staining from water run-off, and any signs of render delamination. Hairline cracks in render are common and usually cosmetic, but widening cracks or stepped cracking in brickwork may indicate structural movement.

Balconies and balustrades: Check balustrade fixings for looseness or corrosion, inspect balcony membranes for cracking or lifting, and ensure drainage outlets aren't blocked. Balcony waterproofing failures are among the most costly repairs in strata buildings — early detection is critical.

Windows and seals: Inspect window seals and weather stripping for deterioration. Check for condensation between double-glazed panes (indicating seal failure) and ensure all operable windows function correctly. Verify window safety devices on above-ground windows comply with Section 118 of the SSMA.

Common internal areas

Lobbies, corridors, and stairwells: Check floor coverings for damage, trip hazards, or lifting edges. Inspect walls and ceilings for water stains, cracking, or paint deterioration. Ensure handrails are secure. Test all light fittings and replace failed globes promptly — poorly lit common areas are both a safety risk and a compliance issue.

Car park and garage: Inspect the concrete slab for cracking, spalling, or water staining (which may indicate waterproofing failure above). Check line markings, signage, and speed humps. Test ventilation systems if the car park is enclosed. Inspect roller doors and automatic gates for smooth operation and safety sensor function.

Laundry and bin areas: Check for water leaks, drainage blockages, and ventilation adequacy. Ensure bin storage areas are clean and pest-free. Inspect washing machine taps and hoses for wear if common laundry facilities are provided.

Building systems

Fire safety systems: This has its own mandatory compliance schedule — see our Fire Safety Compliance guide. At a minimum, ensure fire extinguishers are within service dates, fire doors close and latch correctly, exit signs and emergency lighting function, and smoke detectors are operational. The AFSS process covers formal compliance, but committees should be monitoring these between annual certifications.

Electrical: Inspect main switchboards for signs of overheating, corrosion, or water ingress. Test RCDs (safety switches) quarterly — this is a simple push-button test that any committee member can do. Check common area lighting timers and sensors. Have a licensed electrician conduct a thorough inspection annually.

Plumbing and drainage: Check for visible leaks in common area plumbing. Inspect hot water systems for corrosion, leaks, and correct operation. Test stormwater drains for flow — blockages here cause flooding. For buildings over 20 years old, consider a CCTV drain survey to assess the condition of underground pipework.

Lifts: Lifts must be maintained and inspected by a licensed contractor under their own regulatory framework. Your role as a committee is to ensure the maintenance contract is current, the contractor is attending as scheduled, and any reported faults are actioned promptly. Keep copies of all inspection certificates.

Grounds and landscaping

Driveways and pathways: Inspect for cracking, tree root damage, and trip hazards. Check that surface drainage directs water away from the building. Resealing asphalt or concrete driveways every 5–7 years extends their life significantly.

Gardens and trees: Ensure garden beds drain away from the building — garden irrigation against external walls is a common cause of damp problems. Inspect trees for dead branches, disease, or root systems that may affect retaining walls, paths, or underground services. Large trees near buildings should be assessed by a qualified arborist.

Fencing and retaining walls: Check timber fences for rot and termite damage. Inspect retaining walls for leaning, cracking, or blocked drainage weep holes. Retaining wall failures can be extremely costly — monitor any signs of movement closely.

Seasonal priorities for the North Shore

Autumn (March–May): Clear gutters and downpipes before winter rains. Schedule tree pruning to remove dead wood before storm season. This is the most important gutter maintenance window for properties surrounded by mature trees.

Winter (June–August): Monitor for water ingress after heavy rain — check ceilings, walls, and car parks within 24 hours of major storms. Inspect stormwater drains and pits. Check that exterior lighting is adequate during shorter days.

Spring (September–November): Schedule exterior painting assessments. Inspect air conditioning common plant for summer readiness. Check garden irrigation systems before the dry season. This is a good time for your annual comprehensive walk-through.

Summer (December–February): Check pool and spa compliance if applicable (fencing, water quality, signage). Monitor fire risk — ensure garden waste is cleared and access paths to hydrants are unobstructed. Test ventilation systems in enclosed car parks during high-heat periods.

Documenting what you find

A checklist is only useful if the results are recorded. For every inspection, record the date, who inspected, what was checked, any issues found (with photos), the assessed urgency, and the action taken or planned. This documentation serves two purposes: it drives follow-up on actual issues, and it provides evidence of due diligence under your Section 106 obligations.

If your building doesn't currently have a maintenance register, starting one is the single highest-value action your committee can take.

Disclaimer: This checklist provides general guidance for strata building maintenance. It does not replace professional building inspections or specialist assessments. For specific building concerns, consult a qualified building professional.