Strata buildings across Western Australia face a unique set of challenges. Materials age differently in coastal environments, structural elements weaken over time, and essential safety systems require ongoing maintenance. Committees must balance regulatory responsibilities with the long-term financial wellbeing of their complex-often without access to the engineering or building expertise needed to make confident decisions.
This guide brings together insights from completing more than a hundred 10-Year Maintenance Plans, engineering assessments, strata reports, and onsite investigations across Perth and the South West. Whether you’re a strata manager, council member, or owner-occupier, this resource provides a clear overview of how to maintain structural integrity, ensure compliance, and plan effectively for the next decade.
If you need clarity about your own complex, see our Strata Reports & 10-Year Maintenance Plans service page for full details.
1. Understanding Strata Responsibilities in WA
Strata committees in WA carry significant responsibility for the condition, performance and safety of the buildings they govern. These responsibilities typically include:
Common property maintenance
Committees must ensure that the structure, building envelope, roofing, balconies, balustrades, car parks, service risers, and shared systems remain in safe and functional condition.
Compliance with safety obligations
Smoke detection systems, emergency lighting, fire doors and essential services require regular testing and documentation. In many complexes, these systems are poorly understood or inconsistently maintained.
Long-term financial planning
WA legislation requires strata schemes to maintain 10-Year Plans (unless exempt). These plans outline forecasted capital works, expected lifespan of building elements, and recommended sinking fund contributions.
Risk management and early detection
Issues such as water ingress, concrete cancer, structural cracking, corrosion and drainage faults worsen over time. Early identification is essential to avoid major failures and large, unexpected levies.
The reality is that most committees do their best with limited information. A well-constructed 10-Year Maintenance Plan and professional strata report provide the knowledge required to make informed, financially responsible decisions.
2. What We’ve Learned from Completing Over Hundreds of 10-Year Plans
After completing hundreds 10-Year Plans across Western Australia, consistent patterns appear-regardless of the age, size, or location of the complex.
Common issues affecting strata buildings
- Waterproofing breakdown: one of the most common and expensive failures in multi-residential buildings.
- Concrete deterioration: especially in older or coastal complexes.
- Balcony defects: loose balustrades, failed membranes, ponding water.
- Roofing degradation: brittle tiles, failing flashings, valley rust, storm damage.
- Corrosion: particularly where mild steel was used in older construction.
- Ageing plumbing and electrical infrastructure: often overlooked until failure occurs.
Budgeting blind spots
Many committees underestimate long-term expenditure. Unexpected special levies often arise from:
- Delayed maintenance
- Rapid deterioration of building elements
- Inaccurate or outdated previous plans
- Lack of regular inspections
The value of accurate forecasting
A reliable 10-Year Plan:
- Predicts capital works well in advance
- Ensures sinking fund contributions are appropriate
- Helps committees avoid sudden levy spikes
- Provides transparency to owners and buyers
- Strengthens long-term asset value
This section of the guide exists because the patterns are universal-and avoidable with the right information.
3. Why Proactive Maintenance Matters: Lessons from Global Failures
The collapse of the Champlain Towers South building in Miami shocked the world and served as a reminder of what can happen when structural issues are ignored or misunderstood. While WA building standards and conditions differ, the underlying lessons are universal:
Small issues become major risks when left unchecked
Water ingress, concrete spalling, corrosion and subsidence rarely resolve themselves. Delayed action increases both risk and cost.
Committees often underestimate structural deterioration
Early hairline cracking, minor leaks or rust staining can indicate deeper issues. Without professional assessment, these signs are easy to dismiss.
Long-term maintenance is not optional
Global failures often share the same pattern: reports highlighting defects were noted but not acted upon; funds were insufficient; work was delayed.
Applying these lessons to WA
Perth, Mandurah and the South West face their own risk factors:
- High UV exposure
- Coastal salt corrosion
- Ageing mid-century strata buildings
- Variability in construction quality across decades
Proactive maintenance-and accurate budgeting-are the simplest and most effective ways to protect both safety and asset value.
4. Structural Health in Strata Buildings: What Committees Need to Know
Structural issues are among the most common and most serious problems affecting strata complexes. While many defects are cosmetic, others require urgent attention.
Common structural challenges in WA strata buildings
Cracking
- Minor cracking may be harmless.
- Structural cracking, however, suggests movement, foundation issues, or load-bearing stress.
A professional assessment is essential to determine the difference.
Concrete cancer (spalling)
Occurs when steel reinforcement corrodes and expands, cracking surrounding concrete. Common in older or coastal strata complexes.
Balcony and balustrade failures
Balustrade loosening or collapse poses a major safety risk. Waterproofing failure is often the root cause.
Slab edge deterioration
Often seen in coastal buildings; impacts durability and water resistance.
Waterproofing and drainage issues
A primary cause of deterioration in multi-residential buildings. Left unchecked, these issues often lead to large-scale remediation projects.
When to involve a structural engineer
Committees should seek engineering input when:
- Cracking appears suddenly or worsens
- Load-bearing elements show signs of distress
- Balustrades or balconies appear unstable
- Concrete cancer is identified
- A 10-Year Plan highlights unresolved structural concerns
Engineers complement building inspectors by providing detailed analysis, load considerations, and remediation design.
5. Safety & Compliance: Smoke Detection, Emergency Systems and More
Safety systems in strata complexes are often misunderstood. Our inspections have uncovered recurring problems across WA buildings.
Common misconceptions
- Owners assume their unit smoke alarms cover common areas-this is incorrect.
- Committees may believe contractors automatically ensure compliance-but many systems still fail audits.
- Some strata schemes don’t realise shared spaces require more frequent testing.
Typical issues identified in strata inspections
- Outdated or incorrectly installed detectors
- Systems not meeting minimum regulatory requirements
- Inadequate testing schedules
- False alarms due to poor maintenance
- Gaps in documentation or logbooks
Why compliance matters
- Protects residents’ safety
- Minimises legal exposure for strata committees
- Ensures insurance conditions are met
- Prevents costly emergency callouts or system failures
Smoke detection and emergency systems should form part of every 10-Year Plan, with clear budgets and maintenance cycles.
6. How a 10-Year Maintenance Plan Protects Your Asset (and Your Budget)
A 10-Year Maintenance Plan is more than a compliance document-it is a financial management tool that provides long-term clarity.
Key benefits
Financial transparency
– Owners understand where levy contributions go and why.
Reduced risk of special levies
– Predictable sinking fund forecasting prevents budget shocks.
Supports building longevity
– Timely maintenance extends the lifespan of critical building components.
Improves buyer confidence
– Clear plans and funding strengthen the attractiveness of a strata scheme.
Aligns committee decision-making
– Accurate reports reduce disputes and uncertainty at meetings.
A well-constructed plan allows committees to operate confidently, knowing they have realistic budgets and a clear timeline for major works.
7. When to Call a Building Inspector or Structural Engineer
Strata committees should arrange professional assessment when:
- Visible cracking is new or worsening
- Water ingress is persistent
- Concrete spalling or corrosion is suspected
- Balustrades or balconies feel loose
- Storm events have damaged roofing or cladding
- Preparing a 10-Year Plan or updating an existing one
- Buying into a strata complex and needing clarity on condition
Home Integrity provides both building inspectors and structural engineers, allowing strata committees to access the highest level of expertise across inspections, reporting and long-term planning.
For more information, visit our Strata Reports & 10-Year Maintenance Plans service page.
8. Home Integrity’s Strata Experience & Awards
Home Integrity is recognised as one of WA’s leading strata inspection and reporting providers. Our team includes building inspectors, structural engineers, and specialists with extensive experience across large and small strata complexes throughout Perth and the South West.
We were awarded SCA Australasia Strata Service Business of the Year, reflecting our commitment to accuracy, service and industry leadership.
This expertise underpins every strata report, engineering assessment and 10-Year Plan we deliver.
Frequently Asked Questions
What maintenance is a strata committee responsible for in WA?
Committees are generally responsible for common property, including the structure, building envelope, roofing, balconies, balustrades, plumbing serving multiple lots, and shared safety systems. Individual lots typically handle internal maintenance unless otherwise specified in the strata plan.
How often should a strata complex update its 10-Year Maintenance Plan?
Every scheme should review and update its plan at least every five years, or sooner if major works, rapid deterioration or structural issues emerge. Annual inspections help ensure the plan remains accurate.
What are the most common defects found in WA strata buildings?
Recurring issues include waterproofing failures, concrete spalling, corrosion, roof deterioration, balcony membrane breakdown, drainage issues and ageing electrical and plumbing infrastructure.
Does a strata need both a building inspector and a structural engineer?
It depends on the issue. Building inspectors assess overall condition and identify defects. A structural engineer is required when there is evidence of structural movement, concrete cancer, balcony failure or any safety-related concern requiring engineering design or certification.
Who is responsible for smoke detectors in a strata complex?
Owners are generally responsible for detectors inside their lots. Committees are responsible for common-area smoke detection and emergency systems, including routine testing, maintenance and record keeping.
What causes unexpected strata levies?
Most levy spikes come from delayed maintenance, unplanned structural repairs, waterproofing failures or inaccurate budgeting. A high-quality 10-Year Maintenance Plan helps prevent budget shocks.
How often should a strata complex be inspected?
An annual building inspection is best practice and helps identify issues early. Complexes with known structural concerns, water ingress or coastal exposure may require more frequent assessments.
When should we call a structural engineer?
Committees should involve an engineer if there is significant cracking, movement, corrosion, balustrade instability, concrete cancer, or any defect affecting structural safety.
Conclusion
Strata buildings require proactive maintenance, informed decision-making and accurate long-term planning. With the right guidance, committees can protect their assets, meet compliance obligations and maintain safe, well-performing buildings for all residents.
For tailored strata reporting, engineering advice or a comprehensive 10-Year Maintenance Plan, see our Strata Reports & 10-Year Maintenance Plans service page.
