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As a strata manager, you face unique challenges in maintaining the buildings under your care. From handling tenant concerns to managing large-scale repairs, the scope of your responsibilities can quickly become overwhelming.

However, adhering to strata maintenance best practices can help you stay ahead of issues, mitigate complexities, and maintain smooth operations so that you can balance all your responsibilities with the needs of your owners and tenants.

How can you do this? Let our Star Know-how give you some essential insights. Read on to find out more.

More Than Just Repairs: The Complexities of Strata Maintenance

When it comes to managing strata properties, the maintenance side of things is far more complex than meets the eye. If you’re new to the the idea of property maintenance, read our previous introductory blog to get a better idea of what it’s really all about.

However, for strata managers, the complexities run even deeper. Unlike single property management, strata maintenance involves juggling multiple priorities, each with its own set of challenges. From ensuring legal compliance to managing multiple stakeholders, the scope of responsibilities is vast, and makes it hard to maintain strata maintenance best practices. Below, we dive into the specific aspects that can make strata maintenance particularly challenging:

Multiple Stakeholders and Decision-Making

Strata properties are unique in that they serve many different groups: tenants, owners, the body corporate, and contractors. And as you can expect, each group comes with their own expectations. Balancing the interests of these groups can make decision-making more complicated, especially in cases where urgent maintenance is needed but consensus is required.

Legal Compliance and Regulatory Requirements

Strata managers need to stay up to date with evolving regulations regarding building maintenance.

For example, recent changes in NSW law require strict adherence to the Design and Building Practitioners Act, particularly for any repairs or works related to structural elements like waterproofing or balcony handrails. Non-compliance can lead to significant penalties and legal disputes.

Long-Term Asset Management

Effective strata maintenance requires juggling immediate repairs with planning for the long-term management of the building.

Aging systems such as electrical wiring, plumbing, and fire safety equipment need regular inspections and upkeep to prevent costly future problems, whilst older buildings may need scheduled engineer inspections to ensure that the building remains structurally sound.

Tenant and Owner Expectations

Owners often focus on cost-efficiency and protecting their investment, while tenants expect prompt repairs and a safe living environment. Strata managers must carefully balance these expectations, ensuring that the building is well-maintained while staying within budgetary limits.

Understanding these complexities is essential for managers who want to adopt the right approach to building maintenance, which can help develop strata maintenance best practices.

Key Strata Maintenance Best Practices

Where can you start with developing your own strata maintenance best practices? Here are 5 top practices that can be easily implemented, regardless of your strata managing experience.

Develop a Detailed Maintenance Plan

Create a comprehensive maintenance schedule that covers regular inspections, cleaning, and minor repairs.

This plan should account for key building systems, such as HVAC, plumbing, electrical, and fire safety. Regular maintenance prevents small issues from becoming larger, more costly problems.

Document Everything

Document all reported issues as soon as they arise, including taking photographs and making detailed notes. This helps track the progression of issues, provides a record for legal purposes, and makes it easier for contractors to assess and address the problem.

Additionally, having written and photographic evidence of an issue greatly improves communication with repair contractors, allowing them to provide accurate solutions more efficiently.

Partner with Trusted Contractors

Get to know your contractors well and develop strong relationships with them. Working with reliable and experienced contractors is crucial for ensuring that repairs are completed fast, to a high standard, and meet legal standards.

Regular Communication with Owners and Tenants

Transparent communication with owners and tenants helps prevent misunderstandings

Notify them of upcoming maintenance, explain the reasons for necessary repairs, and provide timelines to manage expectations. Encouraging prompt reporting of issues by tenants ensures that problems are caught early, before they worsen.

Stay Updated on Legal Changes

Strata managers need to stay informed about legislative changes that affect building repairs and maintenance. For example, updates to the Design and Building Practitioners Act require specific compliance for structural repairs, which may necessitate working with licensed professionals to ensure adherence to these new regulations.

Managing Repairs and Resolving Disputes

One of the biggest challenges strata managers face is resolving disputes between tenants, owners, and the body corporate, especially when it comes to repair responsibilities. Understanding the legal obligations of each party can help resolve these conflicts effectively and contribute to maintaining strata maintenance best practices.

Clarify Rights and Responsibilities

Under the NSW Residential Tenancies Act 2010, tenants are responsible for repairs caused by their negligence or carelessness. However, damage resulting from normal wear and tear is the responsibility of the landlord or body corporate. Clearly defining and communicating these responsibilities helps prevent misunderstandings and ensures fair resolution of disputes.

Establish a Formal Reporting Process

Having a formal process in place for reporting issues, such as online forms and regular updates, helps track maintenance requests, ensures transparency, and creates a record of actions taken. This documentation can be crucial in resolving conflicts or disputes that may arise over repair delays or responsibilities.

Use Mediation and Fair Trading Resources

When disputes cannot be resolved internally, strata managers can turn to NSW Fair Trading for mediation. Mediation provides a neutral platform for reaching mutual agreements.

If mediation fails, Fair Trading can issue legally binding resolutions to ensure compliance from all parties.

Maintain Open Communication

Open communication is key to avoiding disputes. Regular meetings with owners, prompt notices to tenants about upcoming repairs, and encouraging early issue reporting help keep everyone informed, aligned, and on board with your strata maintenance best practices. This proactive approach prevents small issues from escalating into larger problems.

By following these steps, strata managers can navigate maintenance disputes efficiently and maintain strong, cooperative relationships between tenants and owners, crucial for maintaining strata maintenance best practices.

The sky is bright and the sun is shining, but… how come it still seems a bit gloomy?

If this is you, then you might be due for window cleaning.

Clean windows is a fast way to ensure that your spaces stay light, bright, and comfortable, for the people inside the building and people walking past.

Star PM’s 20+ years of experience have allowed us to go beyond just a squeegee and soap to master the art and science of window cleaning. Read on to discover our expert tips to help your windows not just look clean but shine as bright as any diamond in the sun.

The Benefits Of Having Clean Windows

How Often Should You Clean Your Windows?

Despite how great having clean windows are, we get it.

Getting out there to clean them is a hassle and a half. The good news is, this isn’t a chore you have to do regularly. However, several factors can significantly impact the frequency and effectiveness of your cleaning routine.

Location

Your geographic location can heavily impact how often your windows need cleaning. If you are located in a more rural area, your windows might accumulate dirt and pollen faster from nearby fields and trees, especially in Spring and Autumn.

On the other hand, urban environments, particularly those close to busy roads or industrial areas, expose windows to exhaust fumes, dust, and other pollutants that can quickly dull their appearance. This can also lead to long-term damage if not regularly cleaned, as some pollutants can be corrosive over time, affecting the integrity of the glass.

Coastal locations are particularly challenging, as the salty sea air can leave a film on windows, requiring more frequent cleanings to maintain clarity.

Weather Conditions

Weather plays a crucial role in how dirty your windows get. Areas with frequent rainstorms or high humidity might see windows dirtied by water spots, mould, or algae growth. Windy regions can blow dust, sand, and debris against your windows, leading to scratches or a gritty residue that require more frequent cleanings.

Building Type

The type of building can also influence window cleaning frequency. Commercial buildings, particularly those with a lot of foot traffic or near construction sites, can experience higher levels of dirt and grime.

Buildings with large windows or glass facades require more regular cleaning to maintain a professional appearance. Residential buildings, depending on their height and surrounding environment, may require less frequent cleaning, but factors such as children’s fingerprints, pet smudges, or proximity to trees can increase the need for regular maintenance.

5 Tips for Effective DIY Window Cleaning

While hiring professionals will ensure top-quality results, there are times when you might want to take matters into your own hands. Here are five tips to help you achieve sparkling clean windows without the help of a professional.

1. Choose the Right Time
The time of day you choose to clean your windows can affect the outcome. Avoid window cleaning in direct sunlight, as the heat can cause the cleaning solution to dry too quickly, leaving streaks. Early morning or late afternoon are ideal times when the sun is less intense.

2. Use the Right Tools
Invest in a good squeegee, a microfiber cloth, and a quality cleaning solution. A squeegee ensures a streak-free finish, while a microfiber cloth is perfect for wiping away any remaining moisture and dirt. You can make your own cleaning solution by mixing equal parts of water and vinegar, or water and a few drops of dish soap.

3. Start with a Dusting
Before applying any cleaning solution, dust off your windows and sills. Use a soft brush or a vacuum cleaner to remove loose dirt and cobwebs. This step is crucial to avoid scratching the glass when you start cleaning.

4. Master the Squeegee Technique
When using a squeegee, start at the top of the window and pull down in a straight line. Wipe the blade with a cloth after each stroke to prevent streaks. For larger windows, work in sections, overlapping your strokes slightly to ensure you don’t miss any spots.

5. Don’t Forget the Edges and Frames
Often, people focus on the glass and forget the window frames and edges. These areas also accumulate dirt and grime, so give them a good wipe down with a damp cloth. Keeping these areas clean will help prolong the life of your windows.

Reasons for Professional Window Cleaning Over DIY

Business is getting more competitive by the year. This means that any detail that can make your business stand out can help you get ahead of the game.

Commercial landscaping is one such detail. Not only does a beautiful landscape design enhance the aesthetics of your business as customers enter and exit, it can also be used to subtly convey your business’ brand image and values.

Read on to learn how to use your outdoor spaces effectively to boost your business.

What is Commercial Landscaping?

Creating Impact with Commercial Landscaping

Attract and Engage Customers

It may sound obvious, but it needs to be said: having an attractive landscape grabs attention and draws clients in. Colourful planters and unique hardscapes, such as a feature retaining wall, can help you stand out. Paying attention to seasonal landscaping keeps your property appealing year-round.

With great design, your landscape can even encourage customers to engage more with your business. Comfortable and attractive seating areas can encourage customers to sit and linger, especially for hospitality venues. Shade structures, particularly in parking areas, enhance comfort, encouraging customers to visit your business more often and for longer periods of time.

Convey Your Brand Message

Did you know that your choice in landscape design can showcase your brand identity before customers even step into your business?

For example, elements such as a meditation garden, koi pond, or stone pavers promote a Zen or serene atmosphere. Comparatively, having colourful flower beds and dancing fountains add a playful and engaging touch. Native plants demonstrates sustainability, whilst using minimalist, geometric designs and plants help create a modern and innovative look.

Direct Customer Traffic Flow

Strategic landscaping can guide traffic within your property. Use hardscape structures to highlight entrances and direct visitors to key areas. Well-defined paths lined with plants and strategic lighting can enhance navigation and add visual appeal.

Accentuate Your Building’s Architecture and Interior Design

A well-planned landscape design can greatly complement your building’s architecture. Trees and taller shrubs and bushes that frame your building and colourful plants that line essential pathways can create a striking visual impact. Indoor plants, such as green walls, helps extend the outdoor beauty indoors, adding drama to atriums and courtyards and creating continuity as customers travel through your business.

Become Sustainable

Sustainability is increasingly important to consumers. Use eco-friendly materials such as recycled concrete, and install smart irrigation systems to conserve water. Drought-tolerant plants and permeable pavers can reduce water use and stormwater runoff.

Choosing certain sustainable options might even qualify you for government rebates!

Promote Your Business

Your outdoor space can be a powerful marketing tool. Use brand colours in plants and hardscapes, and incorporate your logo into features like water installations. These elements enhance brand recognition and promote your business to potential customers.

Choose the Right Landscape Design!

Tips To Make Your Commercial Landscape Thrive

Start with a Comprehensive Site Analysis

Without knowing what sort of environment you’re dealing with, it is almost impossible to plan an effective landscape that will survive and thrive.

Conducting a comprehensive site analysis will give you the information you need. From evaluating the topography, soil properties, sun exposure, and drainage patterns of the property, a site analysis will help you determine the types of plants and landscape features that would be suitable for your commercial property.

Consider how you want your customers to interact with your landscape

Are you creating a landscape that is mainly for aesthetics, or do you want people to physically enter and interact with the space? Will the landscape be used regularly in short periods of time by employees and clients, or will it be used for events such as weddings or corporate functions?

The answers to these questions will determine the overall design of your landscape. If you want a primarily aesthetic landscape, consider incorporating eye-catching features such as sculptures, tiered gardens, or architectural retaining walls that add interest. If your space needs to be functional, consider how much space you will need for tables, chairs, or tents and marquees.

Do it right once, and save time on maintenance

There will always be an element of maintenance in a commercial landscape. Hedges have to be trimmed, lawns have to be mowed, and flowers have to be pruned.

However, making the right choices at the beginning can reduce the amount of ongoing maintenance you need.

Reduce the amount of work required by choosing low-maintenance plants that do not quire a lot of water or pruning. The best choices for these are native plants as they are the hardiest and need the least amount of care to survive. Incorporate mulch beds to cut down on mowing and weeding time. Install smart water-saving irrigation systems that will save you time, effort, and money in watering your landscape.

The days are short, the wind is biting, and you’re tempted to stay in bed all day.

As the winter chill sets in, the warmth and comfort of your building become paramount. But did you know that staying warm doesn’t have to mean skyrocketing energy bills?

Increase your property’s energy efficiency, and stay warm all winter long.

What is Energy Efficiency and Why is it Important?

Energy efficiency refers to using less energy to perform the same task and to produce the same result. In buildings, this means optimising your property’s systems and appliances to consume less power without compromising comfort or functionality.

The benefits of energy efficiency are endless. Not only do you save money on your utility bills from using less energy, you reduce your environmental impact as efficient energy use lowers greenhouse gas emissions.

More efficient systems also often improve indoor air quality, increasing the overall comfort of the occupants in your property, whilst regular maintenance to maximise your energy efficiency can help you ensure that you are complying with local regulations and codes.

This not only means being able to stay warm better when you’re indoors in winter, but it also means being able to stay cool and refreshed in summertime without issue.

6 Tips to Quickly Increase Energy Efficiency During Winter

3 Things to Consider for the Future

Looking for ways to significantly improve your energy efficiency beyond quick fixes? Here are three things you can consider in your medium- to long-term plan for your property that will make a huge difference in your energy consumption.

• Invest in Renewable Energy Sources: Solar panels or wind turbines (if you have the space!) can provide a sustainable and cost-effective energy supply. While the initial investment may be high, the long-term savings and environmental benefits are substantial.
• Upgrade to Energy-Efficient Appliances: When it is time to replace your appliances, opt for those with high energy efficiency ratings. Look for products with high energy ratings, which meet strict energy efficiency guidelines set by the Australian Government.
• Implement a Building Energy Management System (BEMS): These systems can monitor and control building energy use more effectively. BEMS can provide real-time data and analytics, allowing for more informed decision-making and energy-saving strategies.

In recent years, heavy and frequent rainfall has become the norm in Greater Sydney. With all the extra water, having smart landscape irrigation has become crucial to prevent flooding, erosion, and damage to outdoor areas.

Landscaping features such as decking, paving, and retaining walls can deteriorate faster from standing water, reducing their lifespan and increasing the need for regular maintenance.

Importantly, pools and puddles can become a huge safety concern for any visitors to your property, increasing the risk of slipping and falls whilst they spend time in your outdoor spaces.

By taking the time to implement smart landscape irrigation strategies, you can effectively prevent flooding and ensure that your outdoor spaces remain beautiful and functional, even during the wettest seasons.

How Does Flooding Occur?

Install Decks and Patios With Rainfall In Mind

Improve The Soil Structure Of Your Garden Beds

To improve drainage in your planting beds, start by digging over the soil and incorporating grit. This helps water move more freely through the soil and prevent waterlogging. Adding organic matter will further enhance the soil structure of your flower beds and borders. In the spring, apply a balanced fertiliser followed by a layer of mulch over the root area to maintain soil health and moisture.

When mulching, choose heavier mulches like hardwood to ensure they stay in place during heavy rains. Lighter mulches can float away, leaving your soil unprotected.

If your region experiences a lot of rain, consider swapping out traditional borders for raised garden beds. Raised beds offer better drainage and easier soil management, helping to prevent waterlogging.

Additionally, consider planting species that thrive in wet soil to reduce the risk of damage. There are many plants well-suited for areas prone to water retention, which can help maintain a healthy and attractive garden even in wet conditions.

Create Rain Gardens

Rain gardens are designed to provide areas for water to pool during heavy rainfall, slowly releasing it into the soil and reducing runoff.

When building a rain garden, place plants with the highest wet-soil tolerance in the centre. The edges of the garden will drain more quickly, while the centre remains submerged for longer periods. Using native plants is highly recommended as they require little to no additional watering between rainfall.

Most rain gardens range between 5-10 square meters. Even a small, inexpensive rain garden can significantly reduce flooding and runoff.

To enhance the effectiveness of your rain garden, consider redirecting water from other outdoor areas into the garden. This can be done using a rainwater tank, rain chains, or incorporating a small pond within your garden.

Implementing smart landscape irrigation techniques will help you significantly reduce flooding and runoff within your outdoor spaces, making them beautiful and attractive places to spend time in, even during heavy rain.

Not sure where to start? Star PM can help you conceptualise how to incorporate smart landscape irrigation into your current outdoor areas with our Star Know-How.

Contact us today.