Landlord & Strata
Property you do not live in fails quietly. A tenant reports what inconveniences them, not what is deteriorating behind a wall, and an owners corporation usually discovers a building problem at the point where it has become a levy. These reports exist to find things while they are still maintenance rather than capital works.
Landlord Property Condition & Maintenance Report
What condition your investment is actually in, and what it will need, from someone who is not trying to sell you the repair.
From $399
Who it is for
Landlords and property investors, particularly those managing at a distance or holding a property they have not walked through in years.
When to order it
Between tenancies, before setting a maintenance budget, or when a managing agent’s reports have stopped telling you anything useful.
What the report covers
- Overall building condition inside and out
- Roof, gutters, drainage and the exterior fabric
- Wet areas and the early evidence of water problems
- Damage, wear and deterioration separated from each other
- Maintenance items ranked by urgency and by what they will cost if deferred
- Conditions that will become tenant complaints, insurance problems or vacancy
Rental Property Entry & Exit Condition Report
An independent, photographed condition record at the start and end of a tenancy.
From $349
Who it is for
Landlords, agents and tenants who want the property’s condition documented by someone with no stake in the bond dispute.
When to order it
Immediately before a tenancy begins and immediately after it ends.
What the report covers
- Room-by-room documented condition with photographs
- Fixtures, fittings, appliances and their condition on the day
- Existing damage and wear recorded specifically rather than generally
- Exterior, grounds, outbuildings and inclusions
- On exit, a direct comparison against the entry record
Rental Property Safety & Maintenance Inspection
A building inspection of a rental property focused on the hazards and the deterioration that matter.
From $399
Who it is for
Landlords and agents who want a building assessment of a tenanted property, not a walk-through.
When to order it
Periodically through a tenancy, and between tenancies.
What the report covers
- Building condition and deterioration since the last inspection
- Physical hazards: balustrades, stairs, decks, paths, glazing and elevated structures
- Water, damp, mould and ventilation conditions
- Roof, drainage and exterior condition
- Maintenance items ranked by urgency
This is a building inspection. It is not a legal compliance certification of the property or of a landlord’s statutory obligations.
Annual Smoke Alarm Inspection
Smoke alarms located, checked and documented as part of an annual property inspection.
Quoted on scope
Who it is for
Landlords and agents who need smoke alarm condition and placement recorded alongside a property inspection.
When to order it
Annually, and at the change of a tenancy.
What the report covers
- Location, number and placement of alarms relative to sleeping areas
- Alarm type, visible condition and expiry date where marked
- Function test where the alarm is accessible and safe to test
- Battery type and condition where accessible
- A documented record with photographs for your file
This is an inspection and written record. Where installation, replacement or a compliance certificate is required, that work is completed in coordination with an appropriately licensed specialist.
Annual Property Health & Preventative Maintenance Inspection
One inspection a year that catches the things that get expensive when they are left.
From $399
Who it is for
Owners and landlords who would rather spend on maintenance than on rectification.
When to order it
Annually. Before storm season is the most useful timing.
What the report covers
- Roof, gutters, downpipes, flashings and drainage before the weather tests them
- Wet areas, seals and the early evidence of waterproofing decline
- Subfloor moisture, ventilation and pest-conducive conditions
- External fabric, sealants, timber, paint and corrosion
- Decks, balconies, balustrades and elevated structures
- A prioritised list with an indication of what deferring each item is likely to cost
Strata Common Property Building Condition Report
An independent condition report on the common property, for owners corporations that need to know before they are told.
Quoted on scope
Who it is for
Owners corporations, strata committees and strata managers.
When to order it
Before setting a capital works budget, before a special levy is proposed, or when several lots start reporting the same problem.
What the report covers
- Building envelope: roof, facade, cladding, windows and weatherproofing
- Common area structure, finishes, stairs, balustrades and access ways
- Balconies, terraces and the waterproofing beneath them
- Basement, car park, drainage and visible services
- Evidence of water ingress across the building, and whether the pattern is systemic
- Condition findings prioritised for capital works planning
Owners Corporation Building Defect Report
Defect documentation for an owners corporation dealing with a builder, a developer, an insurer or a claim.
Quoted on scope
Who it is for
Owners corporations and strata committees pursuing defects on common property.
When to order it
While statutory warranty periods may still apply, and before a dispute escalates. Timing decides what remains available to you.
What the report covers
- Inspection and documentation of each identified defect on common property
- Assessment of likely cause from the physical evidence
- Whether the evidence indicates defects that are major in character
- Whether defects are isolated or repeat across the building
- Photographic, thermal and moisture evidence as the defect requires
- A report suitable for putting to the builder, developer, insurer or your lawyers
This is building evidence, not legal advice, and it does not guarantee any outcome. Where structural certification is required, an engineer must be engaged.
Strata Water Ingress & Common Property Leak Investigation
The recurring strata argument — whose water is it, and where is it coming from — investigated on the evidence.
Quoted on scope
Who it is for
Owners corporations, strata managers and lot owners with water moving between lots or entering from common property.
When to order it
As soon as the water appears, and before the lot-versus-common-property argument hardens.
What the report covers
- The affected lot or lots, and the extent of moisture in each
- Thermal imaging and moisture measurement to map the moisture path
- Likely source, whether within a lot or on common property
- Facade, balcony, roof, wet area and services as the evidence directs
- Whether the pattern is isolated or repeats elsewhere in the building
- A written finding on cause, with the evidence set out
Strata Balcony, Façade & Common Property Inspection
Balconies, facades and the elevated common property elements that carry both cost and safety risk.
Quoted on scope
Who it is for
Owners corporations and strata managers responsible for balconies, facades and common structures.
When to order it
For capital works planning, after water ingress reports, or when balustrade or facade condition is questioned.
What the report covers
- Balcony surfaces, falls, drainage, membranes and junctions
- Balustrade fixings, corrosion and penetrations through waterproofing
- Facade condition: cladding, render, sealants, joints and flashings
- Corrosion to lintels, fixings and supporting elements, particularly in coastal buildings
- Elevated areas inspected by drone where conditions and airspace permit
- Prioritised findings for capital works planning
Strata Maintenance Priorities Report
A ranked maintenance list an owners corporation can actually budget against.
Quoted on scope
Who it is for
Owners corporations and strata committees who need to decide what to fund first.
When to order it
Ahead of budget setting, capital works planning or an annual general meeting.
What the report covers
- Condition findings across the common property, consolidated into one list
- Items ranked by urgency, consequence and the cost of deferral
- Separation of safety-critical, water-related, structural and cosmetic items
- Work that should be grouped for cost efficiency, such as access-dependent work
- A document that supports a decision at a meeting rather than one that needs interpretation
Price guide
What does a building report cost?
A pre-purchase inspection, a leak investigation, a costed rectification scope and a strata report are not the same piece of work, so they are not the same price. These are guide starting prices for a standard job of each type, GST included.
Pre-Purchase Building Inspection – Building Only
Building condition without the timber pest component, for properties where pest risk is genuinely low or already covered.
From $399
Pre-Purchase Building & Pest Inspection
The standard combined report for a house purchase: building condition and timber pest activity, inspected on the same visit.
From $499
Apartment & Unit Pre-Purchase Inspection – Internal Lot
The inside of the lot you are actually buying, inspected properly, with the common property questions flagged for the strata search.
From $379
Handover & Practical Completion Inspection
The inspection that produces your defects list — carried out before you accept the building and release the final payment.
From $445
General Building Defect Inspection
A whole-of-property defect inspection when you know something is wrong but not what, or how much of it there is.
From $445
Water Ingress, Moisture & Leak Investigation
Finding where the water is actually getting in, using thermal imaging and moisture measurement rather than guesswork.
From $445
Roof Condition Inspection – Visual & Drone
The condition and remaining service life of a roof, inspected from above, below and — where access is unsafe — by drone.
From $349
Pre-Construction Dilapidation Report
A dated photographic record of a property’s condition before the excavation, demolition or construction next door begins.
From $445
Defect Rectification Scope of Works & Cost Estimate
A builder’s scope and cost estimate for putting the defects right, in a form trades can quote against.
From $645
Strata, commercial, insurance and specialist compliance reports
Scope varies too much between jobs for a starting price to mean anything. These are quoted after the scope is reviewed.
Quoted on scope
What the confirmed price depends on
- Property type and size
- Location and travel
- Access to the areas that need inspecting
- The scope of the report
- Complexity, and how many concerns are involved
- Urgency
- Any specialist equipment or testing required
Every price on this website is a guide, is GST-inclusive, and is a starting point for a standard job of that type. The confirmed figure is subject to travel distance and job complexity. You receive a confirmed price and a written scope before anything is booked.
Request a report
Tell us the property and the problem
You will get a confirmed price and a written scope before anything is booked. No deposit is taken to answer a question.
Would rather just talk it through?
1300 140 579Describe the property and the concern. You will get a straight answer about which report fits, including when the answer is that you do not need one.
- NSW Licensed Builder
- Professional Indemnity Insured
- $20 Million Public Liability Insurance
- More than 20 years of hands-on building experience
- Independent — the report is written for you
Enquiry received.
Thank you — your request has been sent and you will get a reply with availability, scope and cost.
If you are working to an auction or a cooling-off deadline and need an answer quickly, call 1300 140 579.