Strata façade maintenance checklist
What to check on the outside of a strata building each year, every few years and before a repaint, so small defects are fixed before they become special levies.
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Most façade problems are cheap when they are small. A cracked joint costs a few metres of sealant; left for three winters it becomes a leak into two apartments and a ceiling repair. Use this checklist at the committee meeting to plan the year.
Every year
- Roof anchors and height safety systems inspected and tagged (AS/NZS 1891.4: at least every 12 months)
- Close-up look at the façade for cracked render, rust stains, drummy or spalling concrete and failed sealant
- Gutters, box gutters and roof outlets cleared, especially before winter
- Window cleaning program booked (most strata buildings clean once or twice a year)
- Balcony overflow pipes and penetrations checked for gaps around the pipe
- Capital works fund plan checked against what the inspection found
Every few years
- Façade washing, more often on coastal buildings and busy roads
- Sealant around windows and expansion joints checked for cracking, shrinkage and loss of bond
- Painted metal (balustrades, ladders, brackets) checked for rust and touched up before it spreads
Every 8 to 15 years
- Exterior repaint, with repairs, washing and sealant done first
- Full close-up façade inspection with a photo defect report before the repaint is scoped
Straight away
- Concrete or render falling from the building: make the area below safe and call for an emergency make-safe
- Water coming into units after rain: trace the leak before resealing anything
- An anchor tagged out of service: no trade should use it until it is repaired and re-certified
Want it done for you?
A building maintenance program covers most of the yearly items in one booked visit at a fixed annual price, from the rope, with a photo report for the AGM and the capital works fund. Ask for an annual plan, or see anchor inspections, façade inspections and strata painting.
General guidance for Sydney residential strata buildings. Your building's needs depend on its age, exposure, materials and maintenance history; an inspection confirms what applies.
Questions
How often do roof anchors need to be recertified?
Under AS/NZS 1891.4, roof anchors used for fall arrest or rope access should be inspected at least every 12 months, and after any fall or damage. We inspect, load test where required, tag each anchor and issue a certificate with photos.
Is concrete cancer covered by strata insurance?
Generally not, because it is a gradual deterioration rather than sudden damage. It is usually funded through the capital works fund or a special levy. Check your policy.
What does a building maintenance program include?
Usually the annual anchor inspection, a close-up façade check, washing of the façade or windows, small sealant and paint repairs, and a photo report. We tailor it to the building and quote a fixed annual price.
Book a free façade check
Send the address and a few photos. We reply the same day, inspect for free and give you a fixed-price quote, with our insurance certificates and SWMS attached.