Joining a strata committee often starts with good intentions. You want to help the building run well, keep levies reasonable and make sure your investment is protected. Then the reality sets in: leaking roofs, broken intercoms, disputes over parking, quotes that vary wildly and owners who all have strong opinions. Suddenly, managing shared facilities feels like a part-time job.
Well-maintained common property is the backbone of a happy building. It protects property values, keeps residents safe and avoids costly emergency repairs. Committees need a plan covering everything from gardens and gyms to fire systems and lifts, and part of that plan is making sure you find reliable passenger elevator maintenance providers, because few things frustrate residents more than a lift that keeps breaking down.
Know what you are responsible for
Start by understanding what counts as common property in your building. This usually includes structural elements, roofs, external walls, foyers, hallways, lifts, car parks, gardens, pools and shared services.
Your strata plan, by-laws and state strata legislation will set out responsibilities. When in doubt, seek advice from your strata manager or a strata lawyer.
Build a maintenance plan
A long-term maintenance or capital works plan is one of the most valuable tools a committee can have. It outlines the expected life of major building components and forecasts when repairs or replacements will be needed.
In many states, these plans are required by law for certain buildings. Even where they are not mandatory, they help committees budget accurately and avoid sudden special levies.
Review the plan regularly and update it as works are completed or conditions change.
Schedule routine maintenance
Many building systems need regular servicing to remain safe and reliable. These can include lifts, fire safety equipment, emergency lighting, pumps, air-conditioning, gates, intercoms, pools and spas.
Create a schedule of routine maintenance with clear responsibilities, contractor details and service dates. Your strata manager can help coordinate this.
Prioritise safety and compliance
Some maintenance is not optional. Fire safety systems, lifts, balconies, pool fencing and other safety features are subject to strict regulations.
Failing to maintain these systems can put residents at risk and expose the owners corporation to legal and insurance consequences. Keep records of inspections, certifications and repairs.
Choose contractors wisely
Selecting the right contractors makes a significant difference. Obtain multiple quotes for major works and compare not just price but scope, experience, insurance, licences and references.
For ongoing services, consider contracts with clear performance expectations, response times and reporting requirements. Reliable contractors who know your building can save time and money in the long run.
Communicate with residents
Residents are often the first to notice problems. Encourage them to report issues promptly through an agreed channel, such as the strata manager or building manager.
Keep owners and residents informed about upcoming works, disruptions and maintenance schedules. Clear communication reduces frustration and builds trust.
Budget realistically
Underfunding maintenance may keep levies low in the short term, but it often leads to bigger problems and higher costs later. A well-funded capital works fund allows committees to address issues proactively.
Explain to owners why adequate funding is important, particularly when increases are proposed.
Address issues early
Small problems can grow quickly. A minor leak can become water damage. A noisy lift motor may signal a looming breakdown. Cracks in render can let moisture into the structure.
Encourage regular inspections and act promptly when issues are identified.
Keep good records
Maintain organised records of maintenance, contracts, warranties, inspection reports and correspondence. Good records help with planning, insurance claims and disputes, and they provide continuity when committee members change.
Work as a team
Strata committees work best when members collaborate, respect different views and focus on the long-term interests of the building. Sharing responsibilities and drawing on professional advice reduces the burden on individuals.
Planning for big-ticket items
Some building components, such as lifts, roofs, facades and fire systems, are expensive to replace and can take months to plan. Committees should know roughly when these items are expected to reach the end of their life and start preparing well ahead. That might mean obtaining condition reports, seeking quotes early, discussing options with owners and building up the capital works fund in advance. Planning major projects years ahead reduces the chance of large special levies and allows works to be scheduled at times that cause the least disruption to residents.
A building everyone can enjoy
Maintaining shared facilities is not glamorous, but it is essential. With a clear plan, reliable contractors and open communication, strata committees can keep their buildings safe, functional and valuable for years to come.
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