Pre-Purchase Strata Report
Before you buy an apartment or unit, know what the body corporate has acknowledged and planed for — things like roof replacement, render repairs, waterproofing, and driveway resurfacing.
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Body Corporate Fees Can Be Increased With Upcoming Repairs
A real estate agent can tell you the current body corporate fees. What they can’t tell you, because it’s not their job, and usually not their expertise, is whether those fees are about to change.
Cracks in walls, roof damage, retaining walls, railings or fences that need replacing, a switchboard that needs upgrading: none of that shows up in a sales listing, and none of it shows up in the fee an agent quotes you.
It shows up later, in a special levy, or in a building that’s got serious safety problems no one flagged before you signed.
A Pre-Purchase Strata Report is built to close that gap, the body corporate’s own records, checked against what a walk-through of the common property actually shows.
Buying a Unit or Apartment?
Pair This With a Building and Pest Inspection!
This report covers the body corporate — its finances, records, and common property. It doesn’t cover the inside of the unit you’re actually buying. For apartment and unit purchases, we’d recommend booking this alongside a Building and Pest Inspection of the unit itself, so you’ve got the full picture: what you own outright, and what you’re sharing with everyone else.
Financial & Legal Records Review
Financial health
- The sinking fund balance and forecast, and whether it’s realistically funded for upcoming capital works
- Administrative fund balance
- Whether the body corporate is carrying debt, unpaid levies, or funding shortfalls
Maintenance & defects
- Past repair history and any pending building works
- Ongoing structural or maintenance issues raised in committee minutes
- Any building defect inspections the body corporate has previously commissioned, and what came of them
Special levies
- Any special levies raised, proposed, or under discussion
- Context on what those levies were for, where available in the records
Legal & governance
- By-laws — pet rules, renovation restrictions, short-term letting conditions
- Insurance coverage held by the body corporate
- Disputes between owners, or between owners and the committee, disclosed in the records
When the Records Don’t Tell the Full Story
Not every body corporate keeps thorough records. Older schemes, self-managed buildings, or ones that have changed managers can have real gaps, missing minutes, no recent sinking fund forecast, no defect history at all. When that happens, we tell you directly. An absence of records isn’t nothing — it’s a finding in itself, and one worth factoring into your decision.
Our 3-Step Inspection Process
Records & Walk-Through
We review the body corporate’s financial and legal records, then walk the common property on-site to check it against what the paperwork says.
Reports
Delivered in plain English, with photos included where relevant — so you can see what we found, not just read a summary of it.
Results Call
We’re available to talk you through the findings by phone, so you understand exactly what they mean for your purchase before you have to make a decision.
What We Look For On-Site
Paperwork only tells you what the body corporate chose to record, so we walk the common property and check it against the story the records tell. We’re looking for the kind of thing that turns into a costly surprise, or worse, a safety problem no one caught:
- Cracking to hard surface walkways, walls, or structural elements
- Roof damage — one of the most expensive common property items to fix, and one of the easiest to miss from ground level
- Gutters and downpipes that will may need replacing
- Non-compliant or poorly maintained retaining walls and fences
- Poorly maintained electrical and plumbing boards and mains
- Missing or non-functional smoke alarms or fire systems— fire safety infrastructure that’s easy to overlook and expensive to bring up to standard
- Gates, doors, and intercom or access systems in poor condition
- CCTV cameras missing or not working at entranceways and other security points
- Water staining from balconies — often the first visible sign of water ingress that’s started causing damage
- Signs of flooding or rising damp in car parks, basements, stairwells, or shared walls
None of this is about ticking a compliance form. It’s about knowing, before you sign, whether you’re buying into a building that’s genuinely fine — or one that’s quietly heading toward major, unavoidable expense.
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