What maintenance is legally required for strata buildings in NSW?
The core legal requirement is that the owners corporation must properly maintain common property and keep it in a state of good and serviceable repair — that duty sits in section 106 of the Strata Schemes Management Act 2015 (NSW). It is a strict duty, not a best-effort one, and an owner can recover reasonably foreseeable loss caused by a breach of it. On top of that, most strata buildings need an annual fire safety statement, with some classes such as townhouses, villas and detached houses exempt. General exterior cleaning is not legally mandated in the same way, but neglecting it tends to create the repair obligations that are. This is general information, not legal advice — confirm your building’s obligations with your strata manager.
Key Takeaways
- Strata buildings in NSW have ongoing maintenance obligations for common property, covering everything from structural safety to fire systems.
- Fire safety systems, lifts and shared building services are typically subject to scheduled, mandatory maintenance.
- Exterior cleaning and general upkeep aren’t usually “legally mandated” in the same way, but neglecting them can create bigger compliance and safety issues over time.
- This is general information, not legal advice — always confirm specific obligations with your strata manager or a qualified professional.
Strata living in NSW comes with a genuine set of maintenance obligations, and it’s a common question for both owners corporations and residents. Here’s a general overview — though for anything with legal or compliance weight, your strata manager or a qualified professional is the right source to confirm specifics for your building.
What Types of Maintenance Are Typically Required?
The core duty sits with the owners corporation. Section 106 of the Strata Schemes Management Act 2015 (NSW) requires it to properly maintain and keep in a state of good and serviceable repair the common property, and to renew or replace fixtures and fittings that form part of it.
Strata schemes in NSW generally need to keep common property in a reasonable state of repair. This commonly includes structural elements, shared building services like lifts and common air conditioning plant, and fire safety systems and equipment, which are usually subject to scheduled inspections and certification requirements.
Why Do Fire Safety and Building Services Get Special Attention?
Fire safety is handled separately from general upkeep. As NSW Government guidance on strata common property safety sets out, most strata buildings need a fire safety statement each year, with some classes — such as townhouses, villas and detached houses — exempt.
Fire safety systems and essential building services affect the safety of everyone in the building, which is why they’re typically held to a higher standard of scheduled, documented maintenance than general upkeep. Owners corporations usually engage specialist providers for this kind of compliance-driven work specifically.
Do Contractors Need Insurance to Work on Strata Property?
Yes — this is one of the more practical legal-adjacent requirements for strata maintenance. Any contractor working on common property should carry Public Liability insurance and Workers Compensation insurance, since strata buildings involve shared risk across many residents and owners. Most owners corporations and strata managers will ask for proof of both before approving a contractor to start work.
Is General Exterior Cleaning Legally Required?
General exterior cleaning — pressure washing common driveways, gutter cleaning, window cleaning — isn’t usually mandated in the same explicit way as fire safety compliance. But neglecting it isn’t cost-free either: it can accelerate wear on the building, create slip hazards on common walkways, and contribute to bigger, more expensive problems down the line. Many owners corporations schedule it proactively rather than reactively for exactly this reason.
Where Should You Confirm Your Building’s Specific Obligations?
The NSW Government publishes the current rules on strata repairs and maintenance, including who is responsible for what and the quote thresholds that apply to larger works. Your strata manager can confirm how they apply to your building.
This article is general information only, not legal advice for your specific building. Strata maintenance obligations can vary by scheme, by-laws and building type, so always confirm the specifics with your strata manager, building manager or a qualified strata professional before making compliance decisions.
How Can The Guys Group Help With Strata Maintenance?
While we’re not a compliance or legal service, we handle the practical exterior maintenance side — pressure washing, aircon cleaning and more — that keeps common property looking good and reduces the risk of bigger problems building up. Explore our strata property maintenance service, or get in touch to discuss a schedule for your building.
Sources
- Strata Schemes Management Act 2015 (NSW), s 106 — Duty of owners corporation to maintain and repair property, NSW Legislation.
- Strata repairs and maintenance, NSW Government.
- Safety rules for strata common property, NSW Government.
