Evidence, not opinion
A documented origin with readings and photographs, so responsibility is settled on facts rather than assertion.
For strata & building managers
Water damage and leak rectification for strata managers
You are managing an event across multiple lots, several insurers and a committee that meets monthly. What you need is evidence clear enough that nobody can argue with it, and access coordinated so it happens once.
Call (03) 7035 0623
Committee-ready reporting
What we give you
Access coordinated once
A planned schedule through you, in as few passes as possible, instead of us chasing individual occupants.
Something the committee can vote on
A rectification section that states the cause and the trade required, in language a committee can act on.
The problems we see most often
Strata water events rarely go wrong for technical reasons. They go wrong administratively, and the same few causes come up repeatedly.
- The owner blames the building, the building blames the owner — With no documented origin, both positions are equally arguable and the matter sits unresolved for months while the damage worsens.
- Reports that serve nobody — One document covering common property and six lots, which every insurer then has to disentangle before assessing anything.
- Repeat claims — The same balcony, the same riser, the same stack, restored three times without the underlying defect ever being addressed.
- Committee paralysis — A technical report a committee cannot interpret, so no motion is put and nothing is approved until the next meeting.
Working with strata managers
Your problem is coordination, not drying
The drying is straightforward. What is hard is running a job across fifteen occupied lots where some owners are responsive, some are tenanted, some are overseas and one will not answer the phone. Every missed access is another visit and another day of equipment hire.
We work that through you rather than around you, because you are the one with the contact details and the authority. A planned schedule with proper notice, arranged in as few passes as possible, is worth days on a job of any size. We would rather spend an hour planning the sequence than lose a week to it.
Writing for a committee
A committee is a group of lay people making a financial decision from a document. If the report is written for another restoration contractor, no motion gets put and the matter is deferred to the next meeting, which might be a month away.
So our rectification section is written plainly: this is where the water came from, this is what has failed, this is the trade that needs to fix it, and this is what happens if it is not fixed. A committee can act on that. They cannot act on a moisture map.
Protecting the owners corporation from repeat claims
Repeated escape-of-water claims on the same building attract attention. The consequences arrive as increased excesses, water damage exclusions, or a renewal that becomes difficult, and they land on the owners corporation.
A restoration that does not address the cause makes that more likely. We separate the two deliberately — the restoration scope for the damage, the rectification section for the defect — so that a committee at least has the information to decide. What they do with it is their call, but they should not be able to say nobody told them.
Related
Managing a building with a water problem?
Call now. If you have damp in multiple lots and no confirmed source, that is exactly the call to make.
(03) 7035 0623Strata manager FAQs
Can you attend before we know whether it is a common property issue?
Yes, and you should not wait for that to be settled. Establishing the origin is part of what we do on attendance, and make safe should happen regardless of who eventually pays for it. Water sitting while responsibility is debated turns a small claim into a large one, and the debate is easier to settle with our evidence than without it.
How do you keep the committee moving?
By writing the rectification section for a committee rather than for another contractor. Plain statements: where the water came from, what has failed, which trade fixes it, and what happens if it is not fixed. A committee can put a motion on that. They cannot put a motion on a moisture map.
We have had three claims on the same building. Does that matter?
Yes, and it usually shows up at renewal as an increased excess, a water damage exclusion or a difficult conversation with the insurer. It is one reason we separate restoration from rectification in the report — so the committee has the information to address the cause and cannot later say nobody raised it.
Who arranges access to the lots?
You do, and that is deliberate — you have the contact details and the standing. What we provide is a planned schedule designed around as few passes as possible, so you are issuing notice once rather than repeatedly. Ad hoc access is the single biggest cause of strata jobs running long.