Whether it is a boutique four-unit block or a multi-storeyed residential complex, maintaining a strata property involves maintaining its residents’ safety, safeguarding the communal property whose market value may run into millions of dollars, carrying out emergency repairs from time to time, and tackling many other challenging issues. Here we present the seasonal maintenance guidelines for body corporates, which can help them to keep their strata in perfect condition.
Body corporate management is much more than keeping the front entrance of the apartments clean or the lawns mowed.
No wonder managing a strata property or body corporate management can become an overwhelming affair for many committee members of self-managed body corporates.
For self-managed strata committees who do not have an external strata manager, staying on top of seasonal checks is critical to avoiding personal committee liability and sudden unbudgeted levies.
OurBodyCorp specifically serves self-managed strata schemes, where owners manage the property without a paid strata manager.
Seasonal maintenance of strata property is one of the major challenges of the body corporate, or the legal group of all property owners managing the strata.
This comprehensive guide breaks down legal responsibilities, the impact of changing weather patterns, and the exact seasonal inspections required to keep a strata property running smoothly year-round.
What Are the Maintenance Responsibilities of Body Corporates?
Under Australian state laws – such as the Owners Corporations Act 2006 in Victoria, the Strata Schemes Management Act 2015 in NSW, or the Body Corporate and Community Management Act 1997 (BCCM Act) in Queensland, body corporates have a statutory legal obligation to repair and maintain common property in good and serviceable condition.
To avoid confusion between lot owners and the committee, maintenance duties are generally demarcated into two distinct categories, which are given below:
| Category | Responsibility | Generally Included Areas |
|---|---|---|
| Common Property | Body Corporate | Foundations, exterior building walls, roofing, gutters, downpipes, common plumbing and wiring, shared driveways, stairwells, lifts, intercoms, boundary fencing, and shared amenities (pools, gyms, gardens). |
| Private Lots | Individual Lot Owners | Internal fixtures and fittings, non-structural interior walls, carpets, lot-specific appliances (air conditioners, stoves), and utility connections servicing only that lot. |
Proactive seasonal maintenance is crucial for the smooth functioning of a strata scheme. For this, different states in Australia have allocated different types of funds.
For example, in NSW, strata schemes use the capital works fund; in Victoria, strata schemes use the maintenance fund; whereas in Queensland, strata schemes use the sinking fund for proactive seasonal maintenance. In WA, strata schemes use the reserve fund, and in SA, they use the sinking fund.
The concerned strata body corporate can extend their operational lifespan and prevent premature capital replacements by routinely inspecting and maintaining assets on a schedule.
How Do Changing Seasons Impact Body Corporates?
Due to Australia’s erratic and often extreme weather conditions, residential buildings here are often subjected to continuous stress. Each season brings environmental factors that affect building materials and equipment.
Let us briefly discuss the impact of each season on the working of body corporates.
- Summer: Increased heat and intense UV can degrade sealants and expand structural joints, while pools and air conditioners run at high capacity and need close monitoring.
- Autumn: In this season, there is a high chance of gutters, downpipes and drainage grates getting clogged by rapidly falling leaves and debris.
- Winter: The wintertime in Australia tests the integrity of waterproof membranes, roof tiles, and subterranean drainage. Moreover, slippery algae growth on footpaths and mould formation inside poorly ventilated common areas are common in winter.
- Spring: Spring gives a momentum to pest activity (especially termites and rodents) and accelerates garden growth.
This quarterly inspection checklist can be helpful for committee meetings in strata properties.
Autumn Checklist
During autumn in Australia, the need to clear drainage pathways and weatherproof the building envelope becomes more urgent. Strata properties should carry out the following preventive steps during autumn.
- Cleaning the Gutters: Leaves and debris tend to crowd the gutters and downpipes during autumn and its accompanying storms. They should be removed at regular intervals during autumn to prevent clogging in roof cavities.
- Stormwater & Sump Pumps: To ensure proper operation of automatic float switches, testing of basement sump pumps should be done.
- Trees & Landscaping: Pruning of overhanging branches on roof tiles, solar panels, overhead power lines, and neighbouring structures, etc., should be done.
- Heating & Ventilation: Service HVAC systems before cold weather arrives. Ventilation filters in common corridors should also be cleaned during autumn.
Winter Checklist
During Australian winters, vigilance regarding moisture and waterproofing is necessary, and strata properties should also ensure the safety of communal residents during dark, wet conditions. Strata properties should take the following maintenance measures during winter.
- Water Ingress: Water ingress takes place when unwanted water from outside seeps into a structure. Water ingress can affect carparking, internal staircases, top-floor ceilings, and window surrounds.
- Footpath Safety: Algae or moss has a greater chance of spreading in common walkways, stone pavers, and stairs in winter, which should be prevented by the strata body corporates.
- Exterior Lighting: Body corporates should inspect lighting on all common paths, doorways, and carparking so that residents can safely navigate the strata property during dark winter evenings.
- Statutory Fire and Safety Compliance: Conduct mandatory annual audits of fire doors, emergency exit lighting, hose reels, and hydrants to maintain compliance.
Spring Checklist
Spring is the time to assess damage caused during winter, execute pest management, and refresh the property’s external appearance. The following strata maintenance measures should be taken in spring.
- Pest Control: In spring, body corporate management should schedule professional annual timber-pest and termite inspections.
- Building Washdown & Paint: The body corporate can subject the common driveways, footpaths, and exterior facades to high-pressure wash.
- Balconies & Decking: Spring is the right time to inspect timber decks, handrails, and glass balustrades for structural movement, rust, or timber rot.
- Garden and Irrigation: Garden beds need mulching for retaining soil moisture. Damaged garden edging should be repaired, and automated irrigation timers should be tested before the arrival of summer.
Summer Checklist
During summer, the demand on communal recreational facilities, cooling systems, and fire protection equipment rises. The following maintenance measures must be taken during summer.
- Water Quality: Servicing of pool filtration equipment and balancing the chemistry of the water used in the strata property at regular intervals.
- Air Conditioning & Motors: Clean air filters on shared air conditioning units and inspect mechanical car park exhaust fans.
- Solar Systems: Professional cleaning of communal roof-mounted solar panels to increase summer energy production needs to be managed.
- Bushfire & Severe Storm Preparation: Clear ember-hazard zones around the perimeter, clear roofs of dry leaf litter, and audit outdoor drain clearances.
Common Maintenance Issues for Body Corporates
Certain systemic problems consistently recur across Australian strata schemes, which need to be recognised and addressed by the strata management.
They are water ingress and waterproofing failure, concrete cancer (spalling), which is particularly common in coastal areas or older buildings with poor drainage, blocked stormwater drainage, tree root intrusion, shifting soil, intercom & automated gate failures, among others.
Workplace Health & Safety Risks
It is a critical area for self-managed body corporates, which needs to be explored.
Cleaning gutters, inspecting roofs, and checking solar panels are some activities associated with strata schemes which involve a certain amount of risk. These works shouldn’t be performed by committee members themselves. A professional contractor should be hired for them.
Strata schemes should always engage licensed, insured contractors for elevated work, electrical maintenance, or structural tasks.
Management of self-managed strata schemes should also ensure that contractors coming onto their common property must be licensed and insured. In NSW/VIC/QLD, common property can be considered a workplace under WHS legislation during contractor visits.
Streamlining Seasonal Care with OurBodyCorp
OurBodyCorp can help strata management with seasonal maintenance through centralised maintenance logs, automated reminders, transparent budgeting and seamless communication. To facilitate the functioning of a body corporate, the strata group concerned can avail the service of OurBodyCorp.
Through centralised maintenance logs, a comprehensive cloud-based digital track record of inspections, warranty documents and invoices can be kept in one secure platform.
Body corporates can set up recurring calendar notifications so that annual fire safety inspections, regular gutter cleaning, or seasonal pool service, etc. are not missed. Through these measures, a body corporate strata group can function more efficiently.
We can enable you to track maintenance expenditure against capital works / sinking fund in real-time.
With the help of OurBodyCorp, body corporates can send timely notifications to lot owners and tenants regarding upcoming contractor visits, building inspections, and other developments.
Structured seasonal checklists and intuitive strata management software can enable a strata body corporate to better safeguard the value of the strata property, maintain legal compliance, and provide peace of mind for themselves and the unit owners.
FAQs
What is seasonal maintenance for body corporates?
Seasonal maintenance for body corporates entails routine inspection and upkeep of shared property assets in a strata scheme carried out at different seasons throughout the year. In seasonal maintenance, the maintenance measures should be specific to each season.
Why is seasonal maintenance important for body corporates?
Costly repairs can be prevented through seasonal maintenance measures. One can also protect property value, ensure safety compliance, and prevent disputes among lot owners through seasonal maintenance.
How often should body corporates perform seasonal maintenance?
Ideally, it should be done and should be aligned with each season. Seasonal maintenance should be specific to a given season. Annual reviews should supplement these seasonal maintenance measures.
What should a seasonal maintenance checklist for body corporates include?
Gutters and downpipes, fire safety equipment, gardens/landscaping, pest control, pool/spa/gym (if applicable), shared driveways, and HVAC systems are included in the seasonal maintenance of body corporates.
What are the most common seasonal maintenance issues for body corporates?
The common seasonal maintenance issues that body corporates in Australia face from time to time include the trouble of blocked gutters, disturbance of water ingress, overgrown landscaping, pest problems, and neglected fire safety equipment.
Who is responsible for seasonal maintenance in body corporates?
The management committee members of body corporates are primarily responsible for managing strata properties. Sometimes they may engage a strata manager or contractors to manage the strata scheme, which is funded through body corporate fees.
How can body corporates prepare properties for winter?
Body corporates can increase winter preparedness of properties by clearing gutters and downpipes, checking the roof for leakages, servicing heating systems, inspecting drainage, trimming overhanging branches, and testing emergency lighting.
