A $186,000 special levy already struck, an overdrawn administrative fund, combustible cladding and an open builder-defect claim that names this unit's balcony — a financially stressed scheme with several unfunded bills still ahead.
The strata report shows problems that reinforce one another rather than sitting in isolation. A $186,000 special levy has been struck with 7 of 8 instalments still to run to May 2027 ($976.50 a quarter for this lot), yet the administrative fund is overdrawn and day-to-day costs are being paid out of the capital works fund, which has been drawn down heavily. Against that weak balance sheet sit an open defect claim with a rectification estimate of $240,000-$310,000 and a statutory warranty deadline of March 2026, registered combustible cladding that is neither costed nor funded, and $48,000 of non-compliant fire door work that was deferred with no funding source recorded. The engineer's defect list expressly names the subject unit's balcony. Together these point to a real prospect of further levies on top of the one already running, and to costs a buyer would inherit.
Only a strata inspection report was supplied. There is no building inspection, no timber pest inspection and no contract of sale in front of us, so nothing here speaks to the condition of the unit itself or to the terms you would be signing. The strata report is also expressly labelled a specimen/fictional document and its inspector licence field says it is not a real licence number — confirm with your conveyancer that you are relying on a genuine section 182 inspection of the actual scheme before you bid.
Deal-breakers
Special levy of $186,000 struck; 7 of 8 instalments remain
high confidenceLocation: Section 4 - Special Levy; Section 2
What the document says: The owners corporation resolved at an EGM on 14 May 2025 to raise a special levy of $186,000.00 for remediation of basement waterproofing and fire door replacement, over 8 quarterly instalments from 1 August 2025 to 1 May 2027. The share attributable to lot 12 is $7,812.00, with 7 of 8 instalments remaining as at inspection, being $976.50 per quarter to Q2 2027.
What it might mean: The buyer would likely be responsible for instalments falling due after settlement; the report states instalments continue after settlement and are the responsibility of the registered owner when each falls due. Apportionment should be checked by the conveyancer.
A special levy struck is expressly high risk under the rubric. Seven of eight instalments remain, $976.50 per quarter for this lot to May 2027, and the report states instalments are the responsibility of whoever owns the lot when each falls due — so they land on the buyer unless the contract says otherwise.
- strata · page 5
“Total special levy $186,000.00”
- strata · page 5
“Share attributable to lot 12 $7,812.00”
- strata · page 5
“Instalments remaining as at inspection 7 of 8”
- strata · page 3
“Purchasers should note that the special levy instalments continue after settlement and are the responsibility of the registered owner at the time each instalment falls due.”
Administrative fund overdrawn and running on capital works fund money
high confidenceLocation: Sections 1, 3 and 5
What the document says: The administrative fund balance is $3,241.88 Dr (overdrawn) and has been in deficit since March 2025. The report states the scheme has been meeting day-to-day expenses from the capital works fund since March 2025. Expenditure exceeded levy income by $26,152.32 for the year. The capital works fund closing balance at 30 June 2025 was $14,300.00 (section 5), while section 1 records a capital works fund balance of $41,300.00.
What it might mean: The two capital works figures reported ($41,300.00 in the summary and $14,300.00 in the statement of accounts) appear inconsistent; this discrepancy should be put to the strata manager. A low fund combined with foreshadowed works may point to further levies.
An overdrawn administrative fund being propped up by capital works money, with a $26,152.32 operating shortfall for the year, is a scheme with no financial buffer. It is worse in context: the same scheme faces a $240,000-$310,000 defect bill, uncosted cladding replacement and deferred fire door works.
- strata · page 2
“Administrative fund balance $3,241.88 Dr (overdrawn)”
- strata · page 2
“The administrative fund is overdrawn. The scheme has been meeting day-to-day expenses from the capital works fund since March 2025.”
- strata · page 4
“Expenditure exceeded levy income by $26,152.32 for the year.”
- strata · page 6
“Closing balance 30 June 2025 $14,300.00”
- strata · page 2
“Capital works fund balance $41,300.00”
Structural vs cosmetic defects, and where
No document supplied
No building report was uploaded, so there is nothing to report here. This is a gap in what you know, not a clean result.
Termites, damp & drainage — active or past
No document supplied
No pest or building report was uploaded, so there is nothing to report here. This is a gap in what you know, not a clean result.
Owners corporation financial health
This is the weakest part of the picture. The administrative fund is overdrawn at $3,241.88 and has been running on capital works money since March 2025; expenditure exceeded levy income by $26,152.32 for the year, driven by unbudgeted basement plumbing and defect legal fees. A $186,000 special levy is being raised over eight quarters to May 2027, of which this lot owes $7,812.00 with seven instalments still to come, taking the quarterly total to $2,160.50. Scheme-wide arrears sit at $18,742.10. Administrative levies were lifted 9% while capital works contributions were held flat, and the insurance valuation on file is six years old with nil catastrophe cover. The one piece of good news is that the seller's own lot is paid up to 30 June 2025.
Special levy of $186,000 struck; 7 of 8 instalments remain
high confidenceLocation: Section 4 - Special Levy; Section 2
What the document says: The owners corporation resolved at an EGM on 14 May 2025 to raise a special levy of $186,000.00 for remediation of basement waterproofing and fire door replacement, over 8 quarterly instalments from 1 August 2025 to 1 May 2027. The share attributable to lot 12 is $7,812.00, with 7 of 8 instalments remaining as at inspection, being $976.50 per quarter to Q2 2027.
What it might mean: The buyer would likely be responsible for instalments falling due after settlement; the report states instalments continue after settlement and are the responsibility of the registered owner when each falls due. Apportionment should be checked by the conveyancer.
A special levy struck is expressly high risk under the rubric. Seven of eight instalments remain, $976.50 per quarter for this lot to May 2027, and the report states instalments are the responsibility of whoever owns the lot when each falls due — so they land on the buyer unless the contract says otherwise.
- strata · page 5
“Total special levy $186,000.00”
- strata · page 5
“Share attributable to lot 12 $7,812.00”
- strata · page 5
“Instalments remaining as at inspection 7 of 8”
- strata · page 3
“Purchasers should note that the special levy instalments continue after settlement and are the responsibility of the registered owner at the time each instalment falls due.”
Administrative fund overdrawn and running on capital works fund money
high confidenceLocation: Sections 1, 3 and 5
What the document says: The administrative fund balance is $3,241.88 Dr (overdrawn) and has been in deficit since March 2025. The report states the scheme has been meeting day-to-day expenses from the capital works fund since March 2025. Expenditure exceeded levy income by $26,152.32 for the year. The capital works fund closing balance at 30 June 2025 was $14,300.00 (section 5), while section 1 records a capital works fund balance of $41,300.00.
What it might mean: The two capital works figures reported ($41,300.00 in the summary and $14,300.00 in the statement of accounts) appear inconsistent; this discrepancy should be put to the strata manager. A low fund combined with foreshadowed works may point to further levies.
An overdrawn administrative fund being propped up by capital works money, with a $26,152.32 operating shortfall for the year, is a scheme with no financial buffer. It is worse in context: the same scheme faces a $240,000-$310,000 defect bill, uncosted cladding replacement and deferred fire door works.
- strata · page 2
“Administrative fund balance $3,241.88 Dr (overdrawn)”
- strata · page 2
“The administrative fund is overdrawn. The scheme has been meeting day-to-day expenses from the capital works fund since March 2025.”
- strata · page 4
“Expenditure exceeded levy income by $26,152.32 for the year.”
- strata · page 6
“Closing balance 30 June 2025 $14,300.00”
- strata · page 2
“Capital works fund balance $41,300.00”
Scheme-wide levy arrears of $18,742.10, with $8,720.00 over 90 days
high confidenceLocation: Section 5; Section 10
What the document says: Total levy arrears across the scheme are $18,742.10: current to 30 days $4,118.00; 31 to 90 days $5,904.10; over 90 days $8,720.00. Two lots account for $8,720.00 of the arrears over 90 days and recovery action has been commenced against one lot. The committee noted on 6 August 2025 that four lots had not paid the first special levy instalment by the due date.
What it might mean: Non-payment of special levy instalments by other owners may delay the funded works.
$18,742.10 in arrears with $8,720.00 over 90 days, and four lots already late on the first special levy instalment, threatens the cash flow of a scheme that is already in deficit. Serious, but not itself a struck levy or a structural defect, so it stays medium.
- strata · page 6
“Total arrears $18,742.10”
- strata · page 6
“Two lots account for $8,720.00 of the arrears over 90 days. Recovery action has been commenced against one lot.”
- strata · page 11
“The committee noted that the first special levy instalment had been raised and that four lots had not paid by the due date.”
Administrative fund levies increased 9%; capital works contributions held flat
high confidenceLocation: Section 9 - AGM minutes
What the document says: At the AGM of 27 November 2024, Motion 5 resolved that administrative fund contributions be increased by 9% and capital works fund contributions be held at the current level. Motion CARRIED. Motion 7, to have the ten year capital works fund plan reviewed by an independent quantity surveyor, was DEFERRED to the next general meeting.
What it might mean: Deferring the capital works plan review while the fund is depleted may mean future works remain unbudgeted.
A 9% rise in administrative levies is a rising-fee trend, which the rubric places at medium. Holding capital works contributions flat while the fund is being drawn down, and deferring the quantity surveyor's review, makes future increases more likely rather than less.
- strata · page 10
“THAT administrative fund contributions be increased by 9% and capital works fund contributions be held at the current level. Motion CARRIED.”
- strata · page 10
“THAT the ten year capital works fund plan be reviewed by an independent quantity surveyor. Motion DEFERRED to the next general meeting.”
Unbudgeted emergency plumbing and legal costs drove the deficit
high confidenceLocation: Section 3
What the document says: The principal drivers of the administrative fund deficit recorded in the accounts were emergency plumbing works to the basement ($31,447.00) and legal fees relating to the defect claim ($14,980.00), neither of which was budgeted.
What it might mean: Legal fees may continue if defect proceedings are commenced before March 2026.
Nearly $46,000 of unbudgeted plumbing and defect legal costs explains the deficit and signals both weak budgeting and continuing legal spend if proceedings are commenced before the March 2026 warranty deadline.
- strata · page 4
“were emergency plumbing works to the basement ($31,447.00) and legal fees relating to the defect claim ($14,980.00), neither of which was budgeted.”
Building insurance valuation six years old; sum insured not adjusted
high confidenceLocation: Section 8 - Insurance
What the document says: The last valuation on file is dated 16 April 2019 by Ashgrove Valuers, assessing reinstatement cost at $14,200,000. The sum insured has not been adjusted since that valuation. The report notes section 166 of the Strata Schemes Management Act 2015 requires a building valuation at least every five years and that the valuation on file is six years old at the date of inspection. Catastrophe cover is recorded as Nil.
What it might mean: A 2019 reinstatement figure may not reflect current rebuilding costs; the adequacy of cover is a question for the buyer's insurance adviser and conveyancer.
A six-year-old valuation with the sum insured unchanged since 2019, and nil catastrophe cover, is a potential underinsurance gap in a building with known defects. No loss has crystallised, so medium rather than high.
- strata · page 9
“The valuation on file was carried out on 16 April 2019 by Ashgrove Valuers and assessed the reinstatement cost at $14,200,000. The sum insured has not been adjusted since that valuation.”
- strata · page 9
“Catastrophe cover Nil”
No arrears recorded on the subject lot
high confidenceLocation: Section 2
What the document says: The ledger for lot 12 shows the account paid to 30 June 2025. No arrears are recorded against the subject lot as at the date of inspection.
Favourable factual context: the seller is not in arrears on this lot, so you are not inheriting unpaid ordinary levies.
- strata · page 3
“The ledger for lot 12 shows the account paid to 30 June 2025. No arrears are recorded against the subject lot as at the date of inspection.”
Disputes, maintenance history & by-laws
Governance shows real weaknesses: $18,000 was moved out of the capital works fund in March 2025 with no authorising resolution recorded and no repayment schedule, a termite inspection was voted down for lack of funds, the independent review of the ten year capital works plan was deferred, and $48,000 of fire door work was pushed into FY2026 without a funding source. The registered by-laws themselves are mostly ordinary — pets by written approval, renovation approvals, exclusive-use storage cages — with one that matters if you are buying to let: short-term letting under 90 days is prohibited unless the lot is your principal place of residence.
Unauthorised $18,000 transfer from capital works fund with no recorded resolution or repayment schedule
high confidenceLocation: Section 3 - Transfers between funds
What the document says: A transfer of $18,000.00 from the capital works fund to the administrative fund was recorded on 2 March 2025. The minutes do not record a resolution authorising the transfer, and no repayment schedule was sighted. The report notes section 76 of the Strata Schemes Management Act 2015 requires repayment within three months or such later time as determined by the owners corporation.
What it might mean: Whether the transfer complied with the Act and whether repayment is due are questions for the buyer's conveyancer; the report does not resolve them.
$18,000 moved out of the capital works fund with no authorising resolution in the minutes and no repayment schedule is a governance failure with a direct cash consequence, and the report itself flags the statutory repayment requirement. It also partly explains the fund's depletion.
- strata · page 4
“A transfer of $18,000.00 from the capital works fund to the administrative fund was recorded on 2 March 2025. The minutes do not record a resolution authorising the transfer, and no repayment schedule was sighted.”
By-law 19 restricts short term letting to stays of 90 days or more unless principal place of residence
high confidenceLocation: Section 11 - By-laws
What the document says: By-law 19, registered 11 September 2021, provides that a lot must not be used for short term rental accommodation of less than 90 consecutive days unless the lot is the principal place of residence of the owner or occupier.
What it might mean: If the buyer intends to let the unit short term as an investment, this by-law would appear to prevent it; confirm with the conveyancer.
A registered by-law that blocks lettings under 90 days unless the lot is the owner's principal place of residence materially limits investor use. Immaterial to an owner-occupier, which is why it is medium rather than higher.
- strata · page 12
“A lot must not be used for short term rental accommodation of less than 90 consecutive days unless the lot is the principal place of residence of the owner or occupier. Registered 11 September 2021.”
By-law 21 requires special resolution for works affecting bathroom or balcony waterproofing
high confidenceLocation: Section 11 - By-laws
What the document says: By-law 21, registered 2 March 2023, provides that minor renovations require approval by ordinary resolution, and works affecting waterproofing of a bathroom or balcony require a special resolution and a common property rights by-law.
What it might mean: Any planned bathroom or balcony renovation would face a higher approval threshold.
A standard registered renovation by-law; it raises the approval bar for any bathroom or balcony work but carries no present risk.
- strata · page 12
“Works affecting waterproofing of a bathroom or balcony require a special resolution and a common property rights by-law. Registered 2 March 2023.”
By-law 12 requires written approval to keep an animal
high confidenceLocation: Section 11 - By-laws
What the document says: By-law 12, registered 4 June 2018, requires an owner or occupier to obtain written approval of the owners corporation before keeping an animal on a lot; approval must not be unreasonably withheld.
Standard pet by-law with an express reasonableness qualifier.
- strata · page 12
“An owner or occupier must obtain the written approval of the owners corporation before keeping an animal on a lot. Approval must not be unreasonably withheld. Registered 4 June 2018.”
Unusual or buyer-unfriendly clauses
No document supplied
No contract report was uploaded, so there is nothing to report here. This is a gap in what you know, not a clean result.
What these documents did NOT cover
The strata inspection was a records review only, carried out on 3 September 2025 — no one physically looked at the building, the common property or the unit. Several records that would matter most were requested and not produced, including the 2024 fire safety statement, the ten year capital works fund plan, the full minutes of the 14 May 2025 special levy meeting, and any costing for the registered cladding. The inspector also expressly gives no opinion on whether the capital works fund is adequate, on the condition of the building, or on the merits of the defect claim. And the document is labelled a specimen with figures said not to relate to a real scheme — confirm you have a genuine report before relying on any of it.
Key records not produced at inspection, including 2024 fire safety statement and capital works plan
high confidenceLocation: Section 12
What the document says: Records requested and not produced include the ten year capital works fund plan (advised as under review), the fire safety statement for the 2024 calendar year, minutes of the EGM held 14 May 2025 (only the resolution as notified was produced), any tax returns or BAS lodged by the owners corporation, the correspondence file prior to November 2024, and any report or costing relating to rectification of the registered cladding.
What it might mean: The buyer's conveyancer should request these records directly from the strata manager before exchange.
Missing compliance and planning records — the 2024 fire safety statement, the ten year capital works plan, the EGM minutes and any cladding costing — are exactly the documents that would tell a buyer how the foreshadowed works will be paid for. Their absence is a gap in what you know, not a clean result.
- strata · page 13
“Fire safety statement for the 2024 calendar year.”
- strata · page 13
“The following records were requested and were not produced at the inspection. Their absence is not evidence that the matters do not exist.”
- strata · page 13
“Any report or costing relating to rectification of the registered cladding.”
Document is labelled a specimen / fictional document
high confidenceLocation: Pages 1 and 14
What the document says: The report states it is a SPECIMEN DOCUMENT, a fictional strata report created to demonstrate document analysis, and that the scheme, address, people and figures do not exist. The licence field reads 'Specimen - not a real licence number'.
What it might mean: Any analysis of this document should not be treated as relating to a real property.
Factual context about the document itself rather than the property, but material: the report states it is a specimen and its figures do not relate to a real scheme, so nothing in this analysis should be relied on as describing a real property until a genuine strata inspection is obtained.
- strata · page 1
“SPECIMEN DOCUMENT — this is a fictional strata report created to demonstrate document analysis. The scheme, the address, the people and the figures do not exist.”
- strata · page 14
“Licence Specimen - not a real licence number”
Questions for your inspector, strata manager & conveyancer
Work through these one at a time with the person named. The financial and defect questions are the ones that change the number you should bid.
- To your conveyancer: the special levy leaves 7 instalments of $976.50 for this lot running to 1 May 2027 — confirm in writing whether the contract requires the vendor to pay the balance at settlement or whether it is adjusted, and get that into the contract before exchange.
- To your strata manager: the report gives the capital works fund as $41,300.00 on page 2 and a closing balance of $14,300.00 on page 6 — which figure is correct, and what is the balance today?
- To your strata manager: the administrative fund has been overdrawn since March 2025 — what is the current balance, and what is the plan to bring it back into surplus without a further levy?
- To your strata manager: which resolution authorised the $18,000 transfer out of the capital works fund on 2 March 2025, and has that money been repaid?
- To your conveyancer: the statutory warranty for major defects expires in March 2026 — confirm whether the owners corporation has commenced proceedings against the builder, and what happens to the $240,000-$310,000 rectification cost if it does not.
- To your building inspector: inspect the balcony of unit 7 specifically for falls, drainage outlets, ponding and waterproofing membrane condition, given the engineer named this balcony as having inadequate falls.
- To your strata manager: has any Fire and Rescue NSW or council order been issued over the registered combustible cladding, and is there any quote, funding plan or timetable for replacing the 180 square metres of panels?
- To your strata manager: the $48,000 fire door rectification was deferred to FY2026 and the report says the special levy does not cover it — how will it be paid for, and will it be a further special levy?
- To the vendor's agent: provide a copy of the fire safety statement for the 2024 calendar year, which was requested at the strata inspection and not produced.
- To a licensed timber pest inspector: inspect the rear timber pergola and the building generally for termite activity, given damage first reported in November 2024 had visibly worsened by August 2025 and no pest inspection has ever been carried out.
- To your strata manager: did the February 2024 water damage claim settled at $18,400 affect unit 7 itself, what caused it, and has the cause been rectified?
- To your strata manager: the basement waterproofing works had not started at 3 September 2025 — has a contract been signed, at what price, and what happens if the final cost exceeds the amount levied given quotes ran to $211,000?
- To your insurance broker: the reinstatement valuation on file dates from 16 April 2019 at $14,200,000 with nil catastrophe cover — assess whether the building is likely to be underinsured and what that would mean for you as a lot owner.
- To your strata manager: what is the current status of recovery action on the $8,720.00 of arrears over 90 days, and have the four lots that missed the first special levy instalment now paid?
- To your strata manager: has the ten year capital works fund plan now been reviewed by an independent quantity surveyor as deferred at the November 2024 AGM, and what levy increases does it forecast?
- To your conveyancer: if you intend to let the unit on short stays, confirm the effect of by-law 19, which bars rentals under 90 consecutive days unless the lot is your principal place of residence.
- To your conveyancer: if you plan to renovate the bathroom or balcony, explain what by-law 21 requires — a special resolution and a common property rights by-law — and how long that approval typically takes.
- To your strata manager: if you have a pet, confirm what written approval under by-law 12 involves and whether approval has been granted to other lots.
- To your conveyancer: this report is labelled a specimen with figures said not to relate to a real scheme — confirm you are holding a genuine section 182 strata inspection report for SP 88214 before exchange, and order one if not.
- To your strata manager: provide the full minutes of the EGM held 14 May 2025, which were requested at inspection and not produced, so the exact terms of the special levy resolution can be checked.
What you can use to negotiate on price
There is substantial leverage here, all of it tied to money the scheme has committed to or will have to find: the outstanding special levy instalments, the unfunded fire door work, the uncosted cladding replacement and a defect claim with no certain recovery.
- Ask the vendor to pay out the remaining special levy in full at settlement — 7 instalments of $976.50, being $6,835.50 of this lot's $7,812.00 share — or to reduce the price by that amount.
- The engineer's report names this unit's balcony as having inadequate falls and the rectification across the scheme is estimated at $240,000 to $310,000 with no fund to pay for it — put that unresolved defect exposure to the agent as a reason for a price reduction or for a special condition dealing with the outcome of the builder claim.
- The $48,000 fire door rectification is deferred to FY2026 with no funding source recorded — ask for a price allowance for this lot's share, or a vendor undertaking to meet any further levy struck for it.
- Replacement of roughly 180 square metres of combustible cladding is recommended within five years, is not costed in any document and has no line in the capital works forecast — argue that this open-ended future cost should be reflected in the price.
- The administrative fund is overdrawn by $3,241.88, is being run on capital works money, and the capital works fund is down to as little as $14,300.00 — use the absence of any financial buffer to argue that further levies are likely and should be priced in.
Things that don’t add up
The capital works fund balance is stated two different ways in the same report: $41,300.00 in the summary of findings on page 2, and a closing balance of $14,300.00 at 30 June 2025 in the statement of accounts on page 6. A $27,000 difference materially changes how exposed the scheme is to further levies, and the report does not reconcile the two.
- strata · page 2
“Capital works fund balance $41,300.00”
- strata · page 6
“Closing balance 30 June 2025 $14,300.00”
The special levy is described as being raised for basement waterproofing and fire door replacement, yet the same section states the levy as struck does not include the $48,000 fire door replacement and that the minutes do not record how that work is to be funded. Both cannot be true, and the full EGM minutes that would settle it were not produced at inspection.
- strata · page 5
“The special levy as struck does not include the fire door replacement costed at the March 2025 meeting at $48,000. The minutes do not record how that work is to be funded.”
- strata · page 11
“The committee considered the fire door rectification costed at $48,000 and resolved to defer the works to the 2026 financial year.”
The report presents detailed scheme figures, meetings and defect findings while also stating on its face that it is a specimen document and that the scheme, address, people and figures do not exist, and that the inspector's licence number is not real. That contradiction goes to whether anything in the document can be relied upon at all.
- strata · page 1
“SPECIMEN DOCUMENT — this is a fictional strata report created to demonstrate document analysis. The scheme, the address, the people and the figures do not exist.”
- strata · page 14
“Licence Specimen - not a real licence number”
Extracted figures and dates
| Type | Item | Value | Source |
|---|---|---|---|
| amount | Administrative fund balance | $3,241.88 Dr (overdrawn) | strata p2 |
| amount | Capital works fund balance (summary) | $41,300.00 | strata p2 |
| amount | Capital works fund closing balance 30 June 2025 | $14,300.00 | strata p6 |
| amount | Total levy arrears across scheme | $18,742.10 | strata p2 |
| amount | Ordinary levies for subject lot | $1,184.00 | strata p2 |
| amount | Administrative fund contribution - lot 12 | $742.00 per quarter | strata p3 |
| amount | Capital works fund contribution - lot 12 | $442.00 per quarter | strata p3 |
| amount | Special levy instalment - lot 12 | $976.50 per quarter to Q2 2027 | strata p3 |
| amount | Total payable per quarter - lot 12 | $2,160.50 | strata p3 |
| amount | Administrative fund opening balance 1 July 2024 | $22,910.44 | strata p4 |
| amount | Administrative fund levies received | $71,208.00 | strata p4 |
| amount | Administrative fund expenditure | $97,360.32 | strata p4 |
| amount | Operating shortfall | $26,152.32 | strata p4 |
| amount | Emergency plumbing works to basement | $31,447.00 | strata p4 |
| amount | Legal fees - defect claim | $14,980.00 | strata p4 |
| amount | Transfer from capital works fund to administrative fund | $18,000.00 | strata p4 |
| amount | Total special levy | $186,000.00 | strata p5 |
| amount | Special levy share attributable to lot 12 | $7,812.00 | strata p5 |
| amount | Basement waterproofing quotations range | $164,000 to $211,000 | strata p5 |
| amount | Fire door replacement cost | $48,000 | strata p5 |
| amount | Capital works fund opening balance | $63,880.00 | strata p6 |
| amount | Capital works fund levies received | $42,120.00 | strata p6 |
| amount | Capital works expenditure - roof membrane | ($52,300.00) | strata p6 |
| amount | Capital works expenditure - lift compliance | ($21,400.00) | strata p6 |
| amount | Administrative fund closing balance 30 June 2025 | ($3,241.88) | strata p6 |
| amount | Arrears current to 30 days | $4,118.00 | strata p6 |
| amount | Arrears 31 to 90 days | $5,904.10 | strata p6 |
| amount | Arrears over 90 days | $8,720.00 | strata p6 |
| amount | Defect rectification estimate | between $240,000 and $310,000 | strata p7 |
| amount | Building sum insured | $14,200,000 | strata p9 |
| amount | Public liability cover | $20,000,000 | strata p9 |
| amount | Office bearers liability cover | $1,000,000 | strata p9 |
| amount | Loss of rent cover | $1,420,000 | strata p9 |
| amount | Insurance claim settled - water damage lots 3 and 7 | $18,400 | strata p9 |
| amount | Insurance excess borne by owners corporation | $2,500 | strata p9 |
| amount | Estimated cost of termite inspection (motion defeated) | $1,900 | strata p10 |
| key_date | Date of inspection | 3 September 2025 | strata p1 |
| key_date | Date of report | 4 September 2025 | strata p14 |
| key_date | Special levy struck | 14 May 2025 | strata p5 |
| key_date | First special levy instalment due | 1 August 2025 | strata p5 |
| key_date | Final special levy instalment due | 1 May 2027 | strata p5 |
| key_date | Statutory warranty period for major defects expires | March 2026 | strata p7 |
| key_date | Cladding registration date | 14 February 2019 | strata p8 |
| key_date | Combustible cladding assessment | 22 August 2023 | strata p8 |
| key_date | Insurance period of cover | 1 July 2025 to 30 June 2026 | strata p9 |
| key_date | Date of last insurance valuation | 16 April 2019 | strata p9 |
| key_date | Engineer's defect report date | 11 October 2024 | strata p7 |
| key_date | Annual general meeting | 27 November 2024 | strata p10 |
| key_date | Committee meeting | 19 March 2025 | strata p11 |
| key_date | Committee meeting | 6 August 2025 | strata p11 |
| key_date | Subject lot ledger paid to | 30 June 2025 | strata p3 |
| clause | By-law 12 - Keeping of animals | By-law 12 - Keeping of animals | strata p12 |
| clause | By-law 14 - Exclusive use of storage cages | By-law 14 - Exclusive use of storage cages | strata p12 |
| clause | By-law 19 - Short term letting | By-law 19 - Short term letting | strata p12 |
| clause | By-law 21 - Renovations | By-law 21 - Renovations | strata p12 |
| clause | Section 76 SSMA 2015 - repayment of capital works transfers | Section 76 of the Strata Schemes Management Act 2015 | strata p4 |
| clause | Section 166 SSMA 2015 - valuation every five years | Section 166 of the Strata Schemes Management Act 2015 | strata p9 |
| not_inspected | Physical condition of property and common property | — | strata p13 |
| not_inspected | Ten year capital works fund plan | — | strata p13 |
| not_inspected | Fire safety statement for 2024 calendar year | — | strata p13 |
| not_inspected | Minutes of EGM held 14 May 2025 | — | strata p13 |
| not_inspected | Tax returns or BAS lodged by owners corporation | — | strata p13 |
| not_inspected | Correspondence file prior to November 2024 | — | strata p13 |
| not_inspected | Report or costing for cladding rectification | — | strata p13 |
| defect | Water ingress to basement car park | — | strata p7 |
| defect | Inadequate falls to balcony slabs | — | strata p7 |
| defect | Non-compliant fire doors | — | strata p7 |
| defect | Cracking to eastern facade | — | strata p7 |
| defect | Combustible cladding | Approximately 180 square metres | strata p8 |
| defect | Timber pergola damage | — | strata p11 |
What this report cannot tell you
- · An inspection reflects one day and accessible areas only.
- · Strata records can be incomplete; this decode covers only what was in the documents provided.
- · This decode covers only the documents you uploaded — not any document you did not provide.
- · No valuation of the property is performed.
- · The inspection was limited to the records produced by the strata manager on the date of inspection (3 September 2025); no physical inspection of the property or common property was carried out.
- · No opinion is expressed on the adequacy of the capital works fund, the condition of the building, or the merits of the defect claim.
- · The inspector relied on the records as produced and did not independently verify any figure, valuation or statement contained in them.
- · Records requested but not produced: the ten year capital works fund plan; the 2024 fire safety statement; minutes of the EGM of 14 May 2025 (only the notified resolution produced); tax returns or BAS; correspondence prior to November 2024; any report or costing for cladding rectification. The report notes their absence is not evidence the matters do not exist.
- · The report states it is a record of documents made available under section 182 of the Strata Schemes Management Act 2015 (NSW) and is not a building inspection.
- · The document is labelled a SPECIMEN / fictional report; the scheme, address, people and figures are stated not to exist.
- · The capital works fund balance is stated as $41,300.00 in the summary (page 2) but $14,300.00 as the closing balance in the statement of accounts (page 6); this internal inconsistency could not be resolved from the document.