Industry sector
Forensic Engineering for Strata Buildings
Building condition surveys, structural defect identification, remediation scoping, sinking fund planning, and expert reports for body corporates and strata managers.
Discuss your projectStrata buildings face a unique governance challenge: responsibility for structural defects is distributed between the body corporate (common property), lot owners (lot property), the developer, the builder, and specialist subcontractors. Identifying which party bears responsibility for a defect requires both technical investigation and an understanding of the relevant strata and building legislation in each state. Our team prepares reports that address both dimensions clearly.
Defect liability periods are a critical window for strata buildings. In Queensland under the BIFA legislation, in New South Wales under the Home Building Act, and in Victoria under the Domestic Building Contracts Act, developers and builders are legally liable to rectify defects identified within the statutory period. Missing this window can mean the body corporate bears the full cost of remediation. We conduct systematic defect investigations that capture all defects within the liability period, providing a comprehensive schedule for rectification negotiations.
Remediation cost estimation is central to strata decision-making. Body corporate committees and sinking fund planners need to know not just that a defect exists but what it will cost to fix it and when the work needs to occur. Our reports include remediation cost estimates prepared in consultation with specialist contractors, expressed as both immediate and life-cycle costs. This information feeds directly into sinking fund contribution calculations and levy planning.
We prepare reports in a format accessible to body corporate committee members who are not engineers. Technical content is presented with plain-language explanations, photographs that illustrate each defect clearly, and a summary that enables non-technical decision-makers to understand the condition of their building and prioritise remediation expenditure. We also attend body corporate AGMs to present findings and answer committee questions.
Services we deliver
- 01Building condition surveys and defect identification
- 02Structural defect investigation and classification
- 03Remediation scoping and cost estimation
- 04Sinking fund and maintenance plan input
- 05Waterproofing assessment for podiums and balconies
- 06Facade condition assessment
- 07Expert reports for body corporate proceedings
- 08Defect liability period inspections
Typical engagements
- 01Body corporate committee engagement
- 02Strata management company panel
- 03Pre-AGM investigation and reporting
- 04Special levy justification assessment
- 05Defect liability period inspection
- 06QCAT/NCAT/VCAT defect proceedings support
Frequently asked questions
Strata & Body Corporate engineering questions answered
Q01
What is the difference between common property defects and lot owner defects in a strata building?
Common property is owned collectively by all lot owners and managed by the body corporate. Defects in common property elements such as the external facade, roof, podium deck, carpark structure, lifts, and shared services are the responsibility of the body corporate to rectify. Lot property is within individual units and the responsibility of the lot owner. Determining the boundary can be complex, particularly for building systems that cross the lot/common property boundary. Our investigations identify defects with reference to the relevant strata legislation and the plan of subdivision to correctly classify responsibility.
Q02
How do we use your investigation report in a defect liability dispute with the developer?
Our investigation report provides the technical foundation for a defect liability claim against the developer or builder. The report documents each defect, identifies its cause, and establishes whether it represents a departure from the required standard of construction under the relevant building legislation. This technical evidence is presented to the developer in a formal defect schedule, which forms the basis of rectification negotiations. If negotiations fail, the report is structured to support QCAT, NCAT, VCAT, or court proceedings.
Q03
Can you attend our body corporate AGM to present the investigation findings?
Yes. We regularly attend body corporate committee meetings and AGMs to present investigation findings, explain the nature and severity of defects, and answer committee questions. Presenting technical findings in person helps committee members understand the issues and make informed decisions about rectification priorities, levy increases, and dispute escalation. We adapt our presentation to a non-technical audience and allow time for questions.
Q04
How do you assess waterproofing failures on balconies and podium decks?
Balcony and podium deck waterproofing investigation combines visual inspection, infrared thermography, and sometimes flood testing to identify the location and extent of waterproofing failure. We assess the current membrane condition, identify failure modes (membrane degradation, joint failure, penetration failure), determine whether water has been infiltrating the structure and causing concrete corrosion, and specify the correct repair and replacement membrane system. For podium decks over occupied areas, identifying the leak source accurately is critical to avoiding unnecessary disruption during repairs.