The body corporate maintains:

• The common property
• assets owned by the body corporate
• assets used in connection with the common property
• parts of the building that serve more than one unit.

The body corporate can access units to carry out repairs and maintenance. They can access at any time as long as it’s at reasonable hours.

Paying for maintenance and repairs

Owners share the cost of maintaining the common property. They do this through their levies.

Some unit owners may need to pay more if the work:

• is because an owner or tenant was negligent or caused the damage
• benefits some owners more than others
• is on building elements or infrastructure contained in a unit.

Unit maintenance

The unit owner maintains the inside of their unit. They may also have to look after the exterior, especially if the units are detached.

Any work you do must not damage the common property, the building, or other units.

An owner can make improvements to their unit, as long as they:

• are within the unit boundary
• don’t affect the common areas or other units
• follow body corporate rules.

Sometimes work you want to do may affect other units or common property. In this case, you must get written consent from the affected owners and/or the body corporate.

Long-term maintenance planning

All body corporates must have a long-term maintenance (LTM) plan covering a period of at least 10 years. For large developments there are additional requirements.

The purpose of a LTM plan is to:

• summarise the current state of the common property
• identify future maintenance requirements and estimate the costs involved
• support the establishment and management of long-term maintenance funds
• provide a basis for levying unit owners
• provide ongoing guidance to the body corporate to assist it in making its annual maintenance decisions.

LTM plans for large unit title developments

Large unit title developments (10 or more principal units) must have a LTM plan covering a period of 30 years from the date of the LTM plan’s commencement or last review. Detailed costings are required for the first 10 years of anticipated maintenance, and more high-level information for years 11 – 30.

The LTM plan must be reviewed every 3 years, or as soon as is practicable, should any issue arise that has a material impact on the LTM plan.

The body corporate of a large unit title development must consult with building professional/s or other suitably qualified professional/s when it develops or reviews the plan. The body corporate can decide by special resolution not to do so.

The LTM plan must specify the sources of funding for the LTM plan.

Long-term maintenance plan (complex)
Long-term maintenance plan (small bodies corporate)

Establishing a long-term maintenance fund

A body corporate must establish a long-term maintenance (LTM) fund unless it decides not to by special resolution. If a body corporate decides not to establish a LTM fund, it will need to review this decision annually and may later choose to establish a LTM fund by another special resolution.

The funds in the LTM fund can only be applied towards spending relating to the LTM plan.

A body corporate can determine the level of funds held in the LTM fund. An LTM fund does not need to fully cover the costs anticipated in the LTM plan.

Ensuring adequate planning for maintenance