Like a Good Husband Buildings Have Defects 20/02/2008 Strata titled buildings can develop defects. This is why a strategy of maintenance is part of the strata levy process, where periodic payments are pooled by owners to cover the costs of both ongoing and future maintenance to common areas of a building.
Protecting one’s most important asset would expect to come with expenses. But just what types of defects are amongst those commonly faced by owners whose property rests within a strata titled building? They may not be so easily determined by anyone unfamiliar with such matters.
According to Mr Richard Tooker, the director of one of the states largest strata management companies, there are regularly found defects that can come from a buildings’ older age, an unsuitable management plan or perhaps even a construction error.
Mr Tooker, the director of New South Wales Strata Management, an organisation that overseas literally hundreds of such buildings, says they come usually from either mistakes or carelessness, and can be avoided through diligent effort.
“There are common defects, some of which can be readily seen by virtually anyone and others that may take a trained eye or the assistance of an engineer to detect. The easiest to detect are such things as waterproofing failures where usually dry areas that become damp through seepage or a general failure of age-old or ineffective waterproofing. Damage to tiles and water ponding can easily follow on from this, and are easily spotted. But such things as corrosion of steel members or hidden concrete spalling may take a more trained eye.”
He says owners and occupants are well advised to watch for deterioration to such areas as retaining walls, drains, walls where separations might occur and even changes to ventilation that might signal a significant change from the norm.
“The first line of defence is attentive residents, who should advise management of problems so that early intervention can reduce the scope and cost of repairs. Letting a trouble persist is not the answer.”
It can be important not only to act fast but to act well, says Mr Tooker. “A cheap fix will not do if the owners are serious about sustaining the value of this most important asset. For owners, capital appreciation is highly important. Sydney real estate has been growing in worth in many areas by anywhere from 8 to 12 per cent depending upon suburb, and ensuring capital growth depends upon quality repair and maintenance. I would strongly advise against any attempt for a quick and cheap fix when a quality repair could add thousands of dollars to the value of a good property over time.”
He says it is important to clarify the exact cause of any given problem and to ensure that fully trained trades people are used to rectify defects with a long term view in mind.
“From the professional perspective I believe it is most important to try to add real estate value to every repair project. It is also important to realise that not all repair projects are urgent and that through careful and thoughtful planning a levy plan can look ahead with sufficient vision to ensure that all the buildings’ owners benefit long term from the scheduling put in place.”
New South Wales Strata Management says the company has teams that are amongst the largest and highest quality providers of advisory services to Owners Corporations’ across the Sydney basin.
New South Wales Strata Management (formerly Gilmour Strata Management) commenced business in early 1991, as a member of the highly respected J A Gilmour & Sons group of companies. Licensed solely and specialising only in strata management services, the company has steadily grown to become one of the largest such organisations in New South Wales.
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