Few things divide a strata building like a special levy. But deferred remedial work almost always costs more later. The key is getting reliable numbers early so owners can plan, rather than being hit with an emergency bill.
Capital works fund or special levy?
NSW owners corporations keep a capital works fund for major repairs, guided by a 10-year plan. When remedial works exceed what is in the fund, the owners corporation can raise a special levy, approved at a general meeting. Many buildings combine both, or stage works over several years.
Get reliable numbers first
- Building-wide inspection rather than reacting to one complaint at a time.
- Engineer's specification so quotes are comparable.
- Itemised quotes with rates for extra work found once opened up.
- A contingency, because remedial work always uncovers hidden damage.
Staging to spread the cost
Works can often be staged: urgent safety and water-ingress items first, then structural and durability repairs, then finishes. Staging spreads levies across financial years, but each stage adds mobilisation and access costs, so there is a balance.
What drives remedial costs
- Access: scaffolding, swing stages and hoardings can be a large share of the price.
- The extent of damage found once concrete or tiles are removed.
- Resident coordination and working around occupied units.
- Engineering, approvals and documentation.
Avoiding blowouts
- Do not accept quotes that skip investigation.
- Agree rates for variations before work starts.
- Insist on hold point inspections and photo records.
- Use a DBP registered builder for Class 2 work.
Help for committees
METCON provides itemised, committee-ready quotes and can attend meetings to present the scope. See our strata remedial service or call 0415 840 500.
Frequently asked questions
When does a strata building need a special levy?
When major works cost more than the capital works fund can cover. The levy is approved at a general meeting of the owners corporation.
Can remedial works be staged to spread the cost?
Often, yes. Safety and water ingress items are usually done first, with other works staged across financial years.
How do we stop remedial costs blowing out?
Start with a proper inspection and specification, get itemised quotes with variation rates, allow a contingency and require documented hold points.
