Initial Maintenance Schedule (IMS) for Strata Buildings in NSW

Initial Maintenance Schedule (IMS): Essential Guide for NSW Strata Buildings

Under the Strata Schemes Management Act 2015, and reinforced by the latest NSW strata reforms, the developer (original owner) must prepare and present the IMS to the owners corporation at least 14 days before the first Annual General Meeting (AGM). This ensures transparency, accountability, and proper planning for the building’s long‑term maintenance.

Why an IMS Is Required in NSW

The Initial Maintenance Schedule is a legal requirement designed to protect owners and ensure the building is maintained to a safe and compliant standard. An IMS helps:

• Provide clarity on maintenance responsibilities for common property

• Support strata committees in planning inspections and servicing

• Assist owners corporations with budgeting and capital works forecasting

• Reduce disputes between developers and owners

• Prevent early building defects through proactive maintenance

• Ensure compliance with NSW Fair Trading and strata legislation

Failure to provide a compliant IMS can result in penalties for developers and may expose the strata scheme to long‑term maintenance issues.

What an IMS Must Include

A professionally prepared Initial Maintenance Schedule covers all major components of a strata building, including:

Building Structure & Façade

• External walls, cladding, paintwork

• Waterproofing membranes

• Balconies, balustrades, and external fixtures

Roofing & Drainage

• Roof sheeting, tiles, flashings

• Gutters, downpipes, stormwater systems

Mechanical Systems

• Lifts and vertical transport

• Ventilation systems

• Fire safety equipment and essential services

Electrical & Plumbing

• Main switchboards and distribution boards

• Pumps, hot water systems, and pressure systems

• Sewer, stormwater, and potable water systems

Landscaping & External Areas

• Irrigation systems

• Garden beds, turf, and external lighting

• Pathways, retaining walls, and fencing

Car Parks & Access Ways

• Line marking

• Ventilation and exhaust systems

• Lighting and security systems

Common Property Amenities

• Pools, gyms, BBQ areas

• Shared facilities and equipment

• Waste rooms and recycling areas

Each section outlines the maintenance tasks, inspection requirements, and recommended servicing guidelines to ensure the building remains safe, functional, and compliant.

Who Prepares and Certifies the IMS?

The IMS must be prepared by the original owner (developer). However, NSW legislation requires that the IMS be certified by an independent quantity surveyor — typically a:

• Certified Quantity Surveyor (AIQS)

• Chartered Quantity Surveyor (RICS)

This ensures the schedule is accurate, unbiased, and reflective of the building’s actual maintenance needs.

The certified IMS is then formally presented to the owners corporation before the first AGM.

Who Uses the IMS?

Once submitted, the IMS becomes a key reference document for:

• Strata Committees

• Owners Corporations

• Building Managers

• Strata Managers

• Maintenance Contractors

It supports:

• Long‑term maintenance planning

• Capital works fund forecasting

• Preventive maintenance strategies

• Compliance with NSW Fair Trading requirements

• Transparent communication between owners and developers

How the IMS Supports Strata Building Management

A well‑prepared IMS helps strata schemes:

• Avoid early building defects

• Reduce long‑term repair costs

• Maintain building safety and functionality

• Improve asset longevity

• Support smoother strata operations

• Provide clear guidance for inspections and servicing

For strata committees, the IMS becomes the foundation for ongoing maintenance records, contractor scheduling, and compliance documentation.

Why Choose MSQS for Your IMS Documentation

At MSQS, we specialise in preparing certifier‑ready Initial Maintenance Schedules for residential and mixed‑use strata buildings across NSW.

Our IMS reports are:

• Fully compliant with NSW strata legislation

• Clear, practical, and easy for strata committees to follow

• Professionally formatted for submission at the first AGM

• Prepared by qualified quantity surveyors

We ensure your building starts its lifecycle with a strong, compliant maintenance foundation.

Need a compliant Initial Maintenance Schedule for your strata building? MSQS prepares certified IMS documentation for developers, strata managers, and owners corporations across NSW. Contact us today to for your Initial Maintenance Schedule (IMS).

Contact the MSQS team today