Setting Your Strata Inspection up for Success
A well-planned strata maintenance inspection in Perth makes life easier for everyone. It helps pick up issues before they turn into big problems, supports long-term maintenance planning and keeps disruption to residents as low as possible.
Strata maintenance inspections apply to completed complexes, not buildings still under construction, or those approaching the end of the 6-year defects liability period. They focus on how the building is ageing, how repairs are holding up and what should be in the maintenance plan over the next few years. For most schemes, the inspection is organised by the strata manager, council of owners or a commercial owner.
As independent building inspectors, we work separately from builders, sales agents and contractors. That independence helps you get clear, honest information. In this article we walk through what to prepare: documents, access, resident notices and a few Perth-specific tips for weather and different building ages.
Clarifying the Purpose of Your Strata Inspection
Before booking a strata maintenance inspection in Perth, it helps to be clear on why you are doing it. A strata maintenance inspection is not the same as a pre-purchase inspection for a single unit and it is not a construction stage inspection checking on builders during the build.
Instead, a strata inspection focuses on existing conditions in a finished complex. Common goals include:
- Finding the cause of ongoing problems like water ingress, cracking or façade staining
- Checking if previous repairs or upgrades have been done properly
- Providing information to build or refine a 10-year maintenance plan
- Protecting the sinking fund by planning ahead, instead of reacting to emergencies
The scope should be agreed before inspection day. You might choose:
- Common property only, such as roofs, car parks, façades, lobbies and plant rooms
- Common property plus a sample of internal lots, by agreement with owners
- A focus on specific areas of concern like car park leaks, balconies or roof flashings
Clear objectives help the inspector prioritise higher risk areas, for example water entry points or structural cracking, and tailor the report to suit your scheme's age, construction type and realistic budget.
Gathering Documents and Plans in Advance
Good paperwork makes for a better inspection and a more useful report. When we understand the history of the building, we can link symptoms to likely causes instead of just listing defects.
Helpful documents include:
- Strata plan and by-laws
- Building plans and specifications, if available
- Occupation permits or similar approvals
- Warranties for roofing, windows, waterproofing or major systems
- Previous inspection reports and defect lists
- Maintenance logs and service records
- Invoices and reports for major repairs or upgrades
Each item has a purpose. Plans show how the building is put together and where services run. Maintenance logs and invoices show what has already been tried, which can save time repeating old solutions. Warranties can affect who should be dealing with certain defects.
It is also useful to have:
- Recent meeting minutes, especially where owners have raised building concerns
- Current budgets and sinking fund forecasts
- Any draft or existing long-term maintenance plans
We suggest pulling this into a simple document pack, both digital and printed if possible. For example:
- One folder for plans and permits
- One for maintenance, repairs and warranties
- One for minutes, correspondence and financials
Include a contact list for regular contractors, such as roof plumbers or lift technicians, in case technical questions come up.
Preparing the Site and Access like a Pro
Physical access is just as important as paperwork. If the inspector cannot reach an area safely, it usually cannot be properly assessed.
Before inspection day, try to:
- Make sure all common areas are unlocked and accessible, including roof spaces, plant rooms, fire stairs, basements, car parks, bin rooms, meter cupboards and store rooms
- Arrange keys, swipe cards and fobs into one clearly labelled set
- Confirm safe access to roofs, such as fixed ladders, compliant walkways, roof hatch keys or anchor points where required
- Check lighting in basements and plant rooms so hazards can be seen
- Check lighting after dark to see if daylight switches are working
- Check reticulation, pool equipment, airconditioning at appropriate times so that equipment only used at certain times of the day are working
Decluttering is also helpful. Stored goods often block walls, soffits and service risers, which makes it harder to see leaks, cracking or corrosion. Where possible:
- Move items away from walls and ceilings that need to be checked
- Clear around hot water systems, pumps and control panels
- Tidy bin rooms enough that drains, walls and floors can be seen
- Check FHR cupboards, electrical cupboards, stairwells and the like for goods which have been tucked away by tenants
For larger or more complex schemes, consider preparing a simple map showing:
- Main entrances and lift cores
- Roof access points
- Plant rooms and switchboards
- Known problem spots such as leak locations or movement cracks
It is also useful to nominate an on-site contact to escort the inspector, especially where multiple keys or locked areas are involved.
Notifying Residents and Minimising Disruption
Good communication with residents can turn inspection day from stressful to smooth. Strata legislation in WA, along with your scheme by-laws, set out entry rights to lots and any minimum notice periods, especially if internal areas will be inspected.
Before the inspection, prepare clear notices that explain:
- Who is carrying out the inspection
- Why the strata inspection in Perth is being done
- Dates and time windows for different building areas
- Whether internal balconies, courtyards or parts of lots will be accessed
- What residents need to do, such as unlocking balcony doors, clearing window sills or securing pets
- Whether a drone will be flying on the day of inspection or another time
You can use a mix of:
- Lobby and lift notices
- Email updates
- SMS or app notifications where your scheme uses them
- Translated notices if many residents speak languages other than English
It also helps to set the right tone. Remind residents that this is not a cleanliness check. The focus is on building condition, safety and long-term maintenance. Let people know there may be short periods of noise or limited access, like temporary restrictions around car park entries while certain areas are inspected.
Planning for Perth Weather and Seasonal Factors
Perth's climate has a big impact on how and when inspections are carried out. Summer heat can be harsh on roofs and façades, winter storms highlight water entry points and coastal locations see more corrosion.
A few practical tips:
- Try to schedule roof and external façade inspections in cooler parts of the day or cooler seasons
- Consider follow-up checks after heavy rain if leaks or ponding are a concern
- Avoid rooftop work during extreme heat, strong winds or when surfaces may be slippery after rain
Around spring, many schemes start planning works for the warmer months. This can be a good time to:
- Review gutters and downpipes, if safe and practical, so drainage issues are visible
- Arrange for gardens and landscaping to be trimmed back from walls and fences so cracks or damp patches can be seen
- Plan inspection dates around school holidays in family-heavy schemes to reduce disruption
Thinking about weather early helps the inspector see the building under realistic conditions and reduces safety risks for everyone. Your inspector may not accomplish all that needs to be seen in one day if there is inclement weather - a return visit can be planned to complete the onsite inspection.
Turning Your Inspection Report Into an Action Plan
A quality strata inspection report should be easy to read and practical to use. You can usually expect:
- Clear descriptions of issues, written in plain language
- Photos linked to locations
- Risk or priority ratings so you know what needs attention first
- Recommendations that suit local conditions and relevant building standards
For strata councils and managers, the report is a working document, not something to file away. It can be used to:
- Tackle safety and compliance items as top priority
- Feed directly into the 10-year maintenance plan
- Stage non-urgent work over several years to align with the sinking fund
- Review whether past repairs are performing as they should
Sharing key findings with owners in simple terms helps build trust. When people understand what is happening with roofs, façades, services and structure, they are more likely to support planned works and realistic contributions. Over time, that proactive approach usually means fewer emergencies and a building that holds its value better in Perth's conditions.
Protect Your Strata Investment With Expert, Independent Advice
If you are buying into or managing a strata property, we can help you clearly understand its true condition before you commit. Our experienced team at ABBC Building Inspectors provides a detailed strata inspection in Perth so you can make confident, informed decisions. To book an inspection or discuss your specific strata needs, simply contact us and we will guide you through the next steps.
