For strata committees, building defects are one of the most stressful parts of the job. Owners want the problem fixed, budgets are tight, and decisions have to stand up at the next general meeting. This guide covers the basics every NSW owners corporation should know.
The most common strata building defects
- Waterproofing failures on balconies, podiums, planter boxes, roofs and bathrooms. Water is behind most strata defects.
- Concrete cancer on balcony edges, carpark soffits and facades.
- Facade defects including cracked or drummy render, failed sealants and flashings.
- Basement and carpark leaks through walls, joints and podium slabs.
- Balustrade issues including corrosion, loose fixings or non-compliance.
- Fire safety and cladding items identified in inspections or orders.
Who is responsible for repairs?
Under the Strata Schemes Management Act 2015, the owners corporation must maintain and repair common property. In most schemes that includes the structure, external walls, balcony slabs and waterproofing, roofs and common areas. The exact boundaries depend on your strata plan and by-laws, so check them with your strata manager before scoping works.
Statutory warranties on newer buildings
Residential building work in NSW carries statutory warranties under the Home Building Act 1989: six years for major defects and two years for other defects, from completion. If your building is within these periods, get advice early, because defects need to be identified and notified in time. Newer high-rise residential strata buildings may also be covered by the strata building bond and inspections scheme.
The Design and Building Practitioners Act
Since 2020, building work on Class 2 buildings (apartments) in NSW, including remedial work, is regulated under the Design and Building Practitioners Act 2020. Regulated designs must be prepared by registered design practitioners and building work carried out by registered building practitioners, with declarations lodged. When engaging a builder for remedial works, check they hold the right registration. METCON is registered as a Building Practitioner, General Unrestricted (BUP4254812).
How to scope remedial works properly
- Get an independent report from a remedial engineer or building consultant that identifies causes, not just symptoms.
- Turn it into a specification that builders can price on the same basis.
- Ask for itemised quotes, so the committee can compare line by line rather than lump sums.
- Check licences, DBP registration and insurance before shortlisting.
- Plan for residents: access, noise, notices and safety.
- Insist on documentation: progress photos, hold-point inspections, product data and engineer sign-off.
Why cheap quotes often cost more
Remedial quotes can vary widely because builders make different assumptions about what is hidden. A low lump sum often excludes the concrete repairs you will find once the tiles come off, then adds them as variations. Itemised pricing with clear allowances for hidden defects protects the committee.
Talk to a strata remedial builder
See our strata remedial service. Send us your engineer's report or defect list and we will price it line by line.
