Buying an apartment, unit or townhouse in an owners corporation means buying into a building, not just a set of rooms. The entries, the stairs, the car park and the exterior are shared, and decisions about them are made collectively. A strata and owners corporation report is an independent look at both parts of what you are buying: the lot itself, and the common property you can reach on the day. It also helps you read the owners corporation papers for the building-related points worth asking about.
This guide explains what the report covers, what it leaves out, and how to use it alongside the other checks you make before you commit.
What a strata report is, and what it is not
A strata report is an independent, visual inspection that you commission for your own information. It is not a statutory inspection, and it does not replace any reports the owners corporation arranges for the building. It is not legal or financial advice, and it does not assess levies, budgets or the owners corporation's finances.
In Victoria, an owners corporation (often still called a body corporate) manages the shared parts of a subdivided property, such as the common areas of an apartment building or a group of units. Each lot owner is a member. The report sits alongside that structure: it tells you what we could see, and it helps you ask the owners corporation, its manager, the agent or your conveyancer the right questions.
The lot: what we look at inside
The lot is the part that becomes yours. We inspect its visible condition, including:
- Rooms, walls, ceilings and floors, with attention to signs of water entry, cracking or movement.
- Wet areas: showers, baths, vanities and laundries, where water damage tends to show first.
- Windows, doors and their frames and seals.
- Any balcony, terrace or courtyard that belongs to the lot.
- A car space or storage area that comes with the lot, where it can be reached.
As with any visual inspection, nothing is opened up. Areas that are concealed, obstructed or unsafe to reach are listed as limitations, and defects may exist there. Clearing access before the day keeps that list short; the steps in our guide to preparing a property for an inspection apply to an apartment too, scaled to its size.
Common property: what we can reach
Common property is everything shared: entries, corridors, stairs, lifts and lobbies, car parks, gardens and the building's exterior as seen from the ground. We inspect what can be accessed on the day and record visible signs of water entry, cracking or movement that may relate to the wider building.
What we cannot do is inspect other lots, locked areas, or areas that need special permission, such as roof areas or plant rooms. These are listed as limitations. If you would like any of them looked at, tell us about the property beforehand and we will let you know whether it can be arranged through the owners corporation or its manager.
The owners corporation papers
The papers can show what has been discussed, planned or spent on the building. We help you read them for building-related points and set them alongside what we saw on the day. The ones worth gathering are:
- The owners corporation certificate.
- Recent meeting minutes.
- The rules.
- Any maintenance plan.
Reading the minutes, for example, may show a water leak discussed over several meetings, a repair that has been deferred, or works that have been voted on but not yet carried out. Seen next to a stain on a corridor ceiling, that is a point worth raising before you commit.
Our help with the papers covers building-related points only. For the contract, the legal or financial side of the owners corporation certificate, or your rights and obligations as an owner, speak with your conveyancer or lawyer. For the levies, budgets and finances, your conveyancer, lawyer or accountant can help.
What the report includes
You receive:
- A written report on the lot and the common property that was accessible on the day.
- Photos supporting key observations.
- A clear list of areas that could not be inspected, including common areas that were not accessible.
- Plain-language help with the building-related points in the owners corporation papers, so you know what to ask.
- The chance to ask us questions about the report.
The report describes the property at the time of the inspection. Conditions can change afterwards, and a report is not a warranty, an insurance policy or a certificate of compliance.
What a strata report does not cover
It is worth being clear about the edges:
- It is not a valuation, and it does not advise you on whether to buy.
- It does not cover other lots, or areas that could not be accessed.
- It cannot confirm that the building is free of defects.
- It is not a structural engineering assessment. Where an observation points to a wider building issue, the report can recommend a specialist, such as a structural engineer.
- It does not assess materials for asbestos or test for mould, although visible signs can be noted and a separate asbestos inspection or mould inspection can be arranged where it is needed.
- Common property matters are handled through the owners corporation, not by the report.
How it fits with your other checks
A strata report is one input among several. Your conveyancer reviews the contract and the legal side of the owners corporation papers. The owners corporation manager can answer questions about works, insurance and decisions. The selling agent can arrange access to common areas that are normally locked.
If you are weighing an apartment against a house, note the difference in scope: for a house or a townhouse on its own title, a pre-purchase inspection is the usual starting point, with no owners corporation layer to read.
Questions to ask after reading the report
The report is most useful when it leads to questions. After reading it, you might ask:
- The owners corporation or its manager: what is planned for the items the minutes discuss, and who is paying for them?
- The agent: can the locked areas noted as limitations be opened for a second look?
- Your conveyancer: what does the certificate say about the works and the levies mentioned in the minutes?
- Us: which of the observations are routine for a building of this kind, and which deserve a specialist?
We are happy to talk through the report with you. Ask about anything that is unclear rather than guessing at what it means.
Getting a strata report arranged
Tell us the address, the lot number if you know it, and whether you are buying or already own the lot. Send any owners corporation papers you have. We confirm the scope, including which common areas can be reached, and provide a quote before anything is arranged. On the day, we inspect the lot and the accessible common property visually, with photos. You then receive the written report, and we talk you through the building-related points in the papers.
Timing matters when you are buying, so tell us your key dates early and we will work around them where we can. If you are not sure whether we cover the building's suburb, check the service areas page or send an enquiry with the address and we will confirm what can be arranged. You can also contact us with a question before you decide.
