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Standard fact sheet.
Large print fact sheet.

Initial maintenance schedule 

The original owner of a strata scheme (usually the builder or developer) must have an initial (first) maintenance schedule prepared for maintaining the common property of the strata scheme.

The original owner must provide the schedule to the owners corporation at least 48 hours before the first annual general meeting, with other documents that are similarly required to be provided at the first annual general meeting (as listed under section 16 of the Strata Schemes Management Act 2015). The owner can commit an offence if the schedule is not delivered. The NSW Civil and Administrative Tribunal (the Tribunal) can make orders for the owner to provide the schedule to the owners corporation.

The schedule may be in hard copy or electronic and must be accessible by the owners corporation.

Purpose of the schedule 

The initial maintenance schedule sets out the obligations and costs of maintaining the common property.

Maintenance of the common property can help reduce the need or costs of replacing or rectifying faults or defects, particularly in items that may be in regular use. A properly used schedule can save an owners corporation many thousands of dollars over the lifespan of items on the common property.

The owners corporation is not required to comply with the schedule, however it may be considered in any proceedings, when determining whether or not a defect or damage in a building could have been avoided by the owners corporation taking specified actions as outlined in the schedule.

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What must be included in the schedule 

The initial maintenance schedule must contain maintenance and inspection schedules for things that are on common property, and which reasonably require maintenance and inspection in order to avoid damage or failures in proper functioning.

The schedule is not limited to, but must include the following things:

  • exterior walls, guttering, downpipes and roof
  • pools and surrounds including fencing and gates
  • air conditioning, heating and ventilation systems
  • fire protection equipment including sprinkler systems, alarms and smoke detectors
  • security access systems, and
  • embedded network and micro-grids.

The following must be included or attached to the schedule:

  • all warranties for systems, equipment and things referred to in the schedule
  • any manuals or maintenance requirements provided by the manufacturer of those things, and
  • the names and contact details of the manufacturers and installers of those things.

The schedule, and all of its inclusions, should be kept in a safe place. The maintenance schedule must be considered by the owners corporation at its first meeting. The maintenance schedule should be considered regularly, and kept up to date.

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