Strata Building Maintenance Calendar for Sydney
A one-page planner for strata managers, building managers and owners corporations: which façade and height safety items need checking, how often, and how to group them so one rope access setup covers several jobs. Frequencies below are typical starting points. The right interval for your building depends on its exposure, age, the manufacturer’s instructions and your engineer’s or insurer’s requirements. To have the items carried out together, see our façade maintenance service for Sydney strata buildings.
What to check, and how often
| Item | Typical interval | Basis and notes |
|---|---|---|
| Roof anchor points and static lines | At intervals not exceeding 12 months | Periodic inspection by a competent person under AS/NZS 1891.4 (2025 edition). Also inspect after a fall arrest, visible damage or roof works near the fixings. Keep a dated anchor register. |
| Guardrails and roof access hatches | With the annual height safety inspection | Check fixings, corrosion, hatch hinges and closers, and that the access path to the anchors is still safe. |
| High-rise windows | Every 3 to 12 months | Coastal buildings (Northern Beaches, Eastern Suburbs, Manly) usually every 3 to 4 months; inland strata six-monthly to annual; CBD and North Sydney towers quarterly to six-monthly. Anchors must be in date before the clean. |
| Sealant and caulking joints | Visual check each year | Look for sealant that has hardened, cracked, shrunk away from one side or gone chalky, especially around window perimeters and expansion joints. Replace failed joints before the wet months. |
| Concrete and render | Visual check each year | Cracks, rust stains, drummy (hollow) areas and spalling on balconies and slab edges. Early repairs cost far less than advanced concrete cancer. Larger defects should be assessed by an engineer. |
| Leaks and water ingress | As reported, and after major storms | Record where and when water appears. Water testing from outside helps confirm the entry point before repairs are paid for. |
| Façade cleaning and bird proofing | As needed, often with the window clean | Pressure cleaning, gutter and ledge clearing, and checking bird spikes or netting can be done from the same rope setup. |
| Exterior painting | Per the coating system and your capital works plan | Plan repainting in the strata scheme’s 10-year capital works fund plan. Fix cracks, concrete and sealant first so the new paint lasts. |
A simple year for a Sydney strata building
- Pick one anchor due date and book the annual anchor inspection a few weeks before it, so certification never lapses.
- Book the first window clean straight after the anchor inspection, from the newly tagged system.
- Ask for a façade condition note during the clean: our technicians photograph failed sealant, cracks and concrete defects they see on the drop.
- Before the wetter months, fix the sealant and concrete items from that note in a single mobilisation.
- Before the AGM or budget meeting, use the photo reports to update the capital works plan and the next painting cycle.
Download and print
Print this page or save it as a PDF from your browser (File > Print > Save as PDF) to keep with the building file.
Want us to set up the schedule?
We can inspect and certify your anchor points, run the high-rise window cleaning program, and handle sealant replacement, concrete cancer repairs and rope access painting from the same access setup. Request an inspection or quote.