Common Property Inspections For Body Corporates
A body corporate must keep common property in good condition and maintain a sinking fund to cover anticipated capital expenditure — things like roof replacement, render repairs, waterproofing, and driveway resurfacing.
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Serving Brisbane & Surrounding Areas
Maintaining common property isn’t optional And funding it isn’t either
Under Queensland strata legislation, a body corporate has to demonstrate it’s done everything reasonably practicable to keep common property safe — that’s a Work Health and Safety duty, not just a maintenance nicety, and it applies whether or not anyone’s been hurt yet. Alongside that, the body corporate must keep common property in good condition and fund that maintenance through the sinking fund.
A common property inspection covers both. It gives the committee a documented safety record to show it’s meeting its WHS obligations, and it gives the sinking fund forecast the condition evidence it should be built on — rather than a budget put together on assumptions.
This is general information about common property obligations, not legal advice. For requirements specific to your scheme, check with your body corporate manager or solicitor
The Inspection Covers
All shared spaces that owners rely on
Zoom BPI provides independent building inspections, defect assessments and construction consultation services for residential and commercial disputes across Brisbane and surrounding areas.
Structural elements
- Roofs and roof voids across every block, including plant areas
- Joint walls, foundations, and exterior facades
- Render and cladding
Access & walkways
- Trip and slip hazards in driveways, hallways, stairwells, and lifts
- Balconies and balustrades
- Waterproofing to car parks, plant rooms, and walkways — Thermal imaging is included as standard
Recreational Grounds facilities
- Pools, gyms, and BBQ areas — checked for safety and functionality (pool safety compliance certification requires a licensed pool safety inspector)
- Fencing and retaining walls
Services
- Lighting and general condition of fire safety equipment is visually checked
- Visible sewerage and plumbing issues
- ***Certified compliance testing requires relevant tradesman
Our 3-Step Inspection Process
Onsite Inspection
On-site assessment of the scheme’s common property — roof to car park. We use thermal imaging, moisture readers and drones so we can cover all accessible areas in the complex
Report
Delivered in plain English, with our photos in the report and this includes drone images and thermal images
Committee review
We are available to talk you through the findings by phone to avoid confusion or misinformation about the findings before the AGM
A report that does two jobs
Every finding is recorded against AS 4349.1’s condition categories and marked as either a safety hazard, a defect, or a maintenance item — so your committee can see at a glance what needs fixing now versus what to plan for. We also flag whether each item sits on common property or falls to an individual lot owner, since that distinction causes more disputes in Queensland schemes than almost anything else.
Because a common property inspection report becomes a body corporate record, it’s also something a buyer’s due diligence can turn up later — which means documenting what your committee did about any findings matters as much as the findings themselves.
What’s not included
- Pool safety compliance certificates — these need a licensed pool safety inspector under Queensland’s pool safety laws.
- Fire safety compliance certification — we’ll note visible issues, but formal compliance testing is a separate licensed trade.
- Electrical compliance certification — same principle, separate licensed trade.
- Engineering certification for major remediation — if we find something structural, we’ll say so and point you to a structural engineer.
We’d rather tell you what to organise elsewhere than pad out a report with box-ticking that doesn’t help your committee make a decision.
Our services do not include legal advice, insurance claim approval, quantity surveying, or formal legal representation. Fees and scope vary depending on complexity, documentation requirements, site attendance, reporting requirements and travel.
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