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spms.com.au | Strata and Building Defects Specialist in Sydney

Strata Building Defects

Strata Project Management Services is a leading consulting service providing range of specialised Experts, Engineers, Lawyers and Professionals for Strata Defects Management, Construction Defects and Building Defects services; who have worked on major projects within NSW and are dedicated to delivering the best outcomes for clients. Our Strata Defects Management Specialist view the building defect process as three separate phases (pre-statutory warranty, during court proceedings, and post-defect rectification), and our team of experts will work closely with you throughout these phases to offer a cost-effective solution. The services we offer include: 


Pre-Warranty period 

  • Assist in engaging suitable Experts to provide reports including sourcing fee proposals and seeking approval from the Strata committee and/or Owners corporation. 
  • Provide a copy of expert reports to the Strata committee/Owners corporation with a summary of findings.
  • Compile schedules from expert reports. 
  • Coordinate "Without prejudice" negotiate talks with Builders on behalf of the Owners corporation. 
  • Source fee proposal from Strata lawyers for assisting in the negotiation process and lodgement of claim in court (if needed). 
  • Review construction documents provided by Builder and Developers and collate
    information to be provided to Strata lawyers to enable them to provide preliminary legal advice. 
  • Prepare and draft committee and general meeting agendas and minutes (if needed). 
  • Coordinate and attend meetings with Strata committees, Owners corporation, Strata lawyers and experts as needed. 
  • Coordinate onsite meetings at occupied buildings with Builder and experts to discuss schedule and agreed scope of works. 
  • Prepare notes from the onsite meeting and update schedule to reflect agreed positions. 
  • If negotiations are finalised with Builder and/or Developer, liaise with Strata lawyers for preparation of Deed of Settlement and Release. 
  • Assist in negotiating terms and conditions (drafted by Strata lawyers) of the Deed of Settlement with Builder and Developer. 
  • Provide regular updates and report to clients and Strata management. 
  • Provide updates to Strata Insurers and provide responses to any queries raised by Strata insurers in relation to defect claims.
     

Negotiations during court proceedings

  • Coordinate without prejudice negotiate talks with builders to facilitate agreed scope of work.
  • Organise meetings between Builder and respective experts. 
  • Document and obtain notes from meetings, and update schedules to reflect the scope of works and specifications of agreed defect items.
  • Coordinate meetings with experts engaged by the Owners Corporation (OC) and builder. 
  • Update schedules and if negotiations are finalised with the Builder and/or Developer to liaise with Strata lawyers for preparation of Deed of Settlement and Release. 
  • Provide regular updates and report to clients and Strata management. 
  • Prepare and draft committee and general meeting agendas and minutes (if needed). 
  • Coordinate and attend meetings with Strata committees, Owners corporation, Strata lawyers and experts as needed. 
  • Provide updates to Strata Insurers and provide responses to any queries raised by Strata insurers in relation to defect claims.
     

Post Settlement Deed Rectification works 

  • Review executed Deed of Settlement and Release with the annexed schedules and prepare rectification work schedules for agreed items in the schedule.
  • Prepare a list of items from expert reports that need further investigation under the Deed of Settlement. 
  • Prepare a summary of timelines stipulated in the deed of Settlement. 
  • Coordinate with Builder to source documentation/information required to be provided by the builder under the Deed of settlement eg – Construction program, Declared design, etc. 
  • Discuss Construction program with respective experts and prepare a list of hold points. 
  • Coordinate with Builder to ensure rectification works are undertaken in line with strict timeframes under the Deed of Settlement. 
  • Track progress with Builder. 
  • Coordinate with respective experts to attend hold point inspections and for experts to sign off. 
  • Coordinate with Builders and experts to attend meetings to discuss further investigation items in the Deed of settlement and reach an agreed position. Prepare notes and update the schedules accordingly. 
  • In case of disagreement amongst the respective experts, coordinate appointment of an Expert determiner(referee) to finalise the scope of work. 
  • Coordinate with Builder to ensure rectification works on the basis of the scope of work determined by the Expert determiner is undertaken by the Builder in line with strict timeframes under the Deed of Settlement. 
  • Track progress with Builder. 
  • Coordinate with Strata lawyers to facilitate remedies to rectify non-compliance to the terms of the Deed of Settlement by the Builder. 
  • Seek practical completion certificates from relevant experts and collate all information and paperwork for strata records. Supply practical completion certificates and related documentation provided by the relevant expert to the Strata insurer to ensure completion of the defect process.
  • Provide regular updates and report to clients and Strata management. regarding progress including situations of non-compliance to the terms of the Deed of Settlement by the Builder. 
  • Prepare and draft committee and general meeting agendas and minutes (if needed). 
  • Coordinate and attend meetings with Strata committees, Owners corporation, Strata lawyers and experts as needed. 

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Frequently Asked Questions

Construction defects can appear in a wide range of areas around a new building, both internally and externally. For instance, some typical strata building defects include water leaks, faulty plumbing, structural issues and inadequate waterproofing, which can lead to mould development and growth. Electrical faults, poor insulation and defective fire safety measures are also common issues. 


Construction defects can also run rampant, such as deteriorating roofs, balcony or basement waterproofing, or facades. Addressing these issues promptly with the expertise of a strata lawyer in Sydney is crucial to maintaining property value and ensuring the safety and satisfaction of strata residents. 


A strata defect coordinator plays a pivotal role in managing and resolving building defects within a strata scheme, focusing on coordination and resolution without resorting to prolonged legal proceedings. Their key responsibilities include: 


  1. Evidence Coordination: Gathering and organising evidence related to building defects. This involves collecting detailed reports from various professionals like strata defect specialists, engineers, and builders. 
  2. Scheduling and Reporting: Preparing comprehensive schedules and summaries from the collected reports. These documents provide a clear understanding of the defect issues, their severity, and potential impact. 
  3. Facilitating Meetings: Arranging and conducting meetings with all relevant parties, including strata committee, property owners, builders, and legal advisors. The aim is to ensure open communication and to work towards a common understanding of the issues at hand. 
  4. Settlement and Resolution: The coordinator actively works towards settling defects amicably. This involves negotiating solutions that are agreeable to all parties, thereby avoiding the need for legal action and their costs. 
  5. Conclusion and Follow-up: Ensuring that agreed-upon actions are implemented effectively. This includes overseeing the repair work and ensuring that all parties adhere to the terms of the settlement. 


The strata defect coordinator's role is crucial in streamlining the process of defect resolution, minimising conflict, and preventing the escalation of issues into costly and time-consuming legal battles. By effectively managing communication and coordination, they play a key role in maintaining the integrity and value of properties within a strata scheme. 


Yes, a strata defect specialist can play a crucial role in legal proceedings related to building defects. Their expert opinion and detailed reports are often vital in disputes between strata management, builders, developers, and property owners. They provide technical expertise that can help in understanding the extent and cause of defects, which is crucial in determining liability and responsibility. In court or arbitration settings, a strata defect specialist may serve as an expert witness, presenting findings and offering professional opinions to support legal arguments or claims related to the building defects. 


Absolutely, strata defects can significantly impact property values. When a building has known defects, especially those that are structural or safety-related, it can decrease buyer interest and market value. Potential buyers are likely to be deterred by the prospect of future repair costs and ongoing issues. Additionally, defects can lead to increased strata levies to cover repair costs, which can further make the property less attractive to buyers. In extreme cases, severe defects might render a property unsaleable until they are rectified. Therefore, addressing defects promptly and effectively is crucial to maintain or enhance property value in a strata scheme. 


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PO Box 8374 Blacktown NSW 2148 | 02 9068 6657

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