Aged buildings & strata in NSW: How to create a long-term maintenance plan that works

Older strata buildings offer charm, solid construction and great locations — but they also come with predictable maintenance challenges. If your strata scheme is 15, 25 or 40+ years old, proactive planning is the difference between controlled, staged upgrades and expensive emergency repairs.

This guide explains how NSW strata schemes can create a realistic long-term maintenance plan for ageing buildings — to manage risk, control costs and meet legal obligations.

Why older strata buildings need proactive planning

As buildings age, multiple systems reach end-of-life at similar times. Common high-risk areas include:

• Waterproofing failures and water ingress

• Concrete cracking and spalling

• Ageing plumbing, drainage and electrical systems

• Fire safety compliance upgrades

• Lift refurbishment and reliability issues

Left unmanaged, small defects quickly escalate into costly structural or compliance problems.

NSW strata legal obligations

In NSW, owners corporations must maintain, repair, renew and replace common property and prepare a 10-year capital works fund plan forecasting major expenditure.

From April 2026, all new or reviewed capital works fund plans must follow a new standard format — making this an ideal time for older schemes to refresh their long-term plans.

What a good long-term strata maintenance plan includes

A strong plan is more than a spreadsheet — it’s a practical system.

1. Building condition assessment

Start with a structured review of:

• Roofs, façades, balconies and waterproofing

• Concrete, basements and structural elements

• Fire systems and essential services

• Lifts, electrical switchboards and plant rooms

• Stormwater and drainage systems

2. Lifecycle forecasting (10 years minimum)

Group works into:

• Years 1–2: urgent repairs, compliance, investigations

• Years 3–5: mid-term renewals (coatings, systems, partial replacements)

• Years 6–10: major refurbishments (roofs, lifts, façades)

3. Funding strategy

Align levy contributions with forecast expenditure by:

• Setting target capital works fund balances

• Allowing for inflation and construction cost increases

• Separating maintenance from renewal and replacement

• Including contingency for unexpected defects

  
  

4. Decision framework

Establish clear processes for:

• When to seek expert reports or engineering advice

• Quote requirements and approval thresholds

• Documentation standards and warranty management

This prevents delays and conflict when major works arise.

Priority risk areas in ageing strata buildings

Focus first on issues most likely to cause secondary damage:

1. Waterproofing and water ingress (roofs, balconies, membranes)

2. Concrete and structural deterioration

3. Stormwater and drainage failures

4. Fire safety system upgrades

5. Electrical infrastructure and safety

Water issues are the single biggest cost amplifier in older buildings.

A simple 90-day action plan

Days 1–30:

• Review existing reports, defects and maintenance history

• Conduct a committee walk-through of the building

• Identify top risks and recurring issues

Days 31–60:

• Commission targeted inspections where needed

• Create a prioritised project register

Days 61–90:

• Update the 10-year capital works fund plan

• Align levy funding with upcoming works

• Communicate the plan clearly to owners

How to reduce owner resistance

• Use plain English, not technical jargon

• Explain the cost of delaying works

• Offer staged and prioritised options

• Use photos and reports to show evidence

• Be transparent about costs, scope and timing

Clear communication builds trust and approval.

Final thoughts

Older strata buildings don’t have to be stressful or financially destabilising — if they’re managed strategically.

A structured long-term maintenance plan helps owners corporations:

• Avoid emergency repairs

• Spread costs fairly over time

• Protect property values

• Comply with NSW strata legislation

If your building hasn’t reviewed its plan recently, now is the time to do it — before the next leak, crack or compliance notice forces your hand.