What Is an Initial Maintenance Schedule?
An Initial Maintenance Schedule (IMS) is a mandatory document that sets out every maintenance obligation for the common property of a new strata scheme. Under Section 115 of the Strata Schemes Management Act 2015 (SSMA 2015), the IMS must be prepared before the strata plan is registered and handed to the owners corporation on Day 1. It forms the backbone of the capital works fund from the moment owners take possession.
The IMS lists every building component and common property asset, assigns each item an expected useful life, and sets out estimated maintenance and replacement costs over time. It is a maintenance roadmap for the owners corporation, not just a compliance document. Without it, the owners corporation has no reliable basis for setting capital works fund levies.
New 2026 Requirements: Independent Surveyor Certification Is Now Mandatory
The Strata Schemes Legislation Amendment Act 2025 introduced a major change that took effect on 1 April 2026. All new Initial Maintenance Schedules must now use the NSW Government standard form AND be certified by an “independent surveyor.” This is the most significant change to IMS requirements since the SSMA 2015 came into force.
What Does “Independent Surveyor” Mean Under NSW Law?
The legislation defines an independent surveyor as a person who holds membership of the Australian Institute of Quantity Surveyors (AIQS). This is not a loose description — it is a legal definition. Only AIQS members can certify an initial maintenance schedule NSW from 1 April 2026.
Matthew Sassine of MSQS holds MAIQS and CQS (Certified Quantity Surveyor) credentials, satisfying the legislative definition. MSQS operates as a third party with no employment or financial relationship with any developer or builder, meeting the independence requirement.
What Are the Penalties for Non-Compliance?
The penalties under the SSMA 2015 for failing to provide a compliant IMS are significant:
$11,000 for individual non-compliance
$55,000 for corporate non-compliance
$220 per day for ongoing non-compliance
For a developer lodging a strata plan without a certified IMS, the registration will not proceed. The cost of getting this wrong — in penalties and project delays — far exceeds the cost of engaging a qualified certifier upfront.
Many developers are still unaware that the April 2026 standard form requirement applies to all new schemes lodged on or after that date. If your IMS was prepared before April 2026 but your plan is being registered after, you may need a compliant recertification. We recommend checking your lodgement date against your IMS preparation date.
Who Needs an Initial Maintenance Schedule in NSW?
Every developer or builder creating a new strata scheme in NSW needs an IMS before the plan can be registered. This applies to all strata schemes regardless of size or building type. A single developer building a two-lot strata scheme is just as obligated as a large-scale mixed-use developer building a 300-lot tower.
The responsibility sits with the developer. The owners corporation inherits the IMS at the first annual general meeting. If the IMS is missing, incomplete, or not certified to the required standard, the strata plan registration process stalls and penalties apply.
There are no exemptions based on project value or lot count. If you are creating a strata scheme in NSW, an initial maintenance schedule is required.
What Must an Initial Maintenance Schedule Cover?
The IMS must document every building component and common property element. The standard form introduced in April 2026 sets out the minimum required content, and it differs depending on building classification.
Multi-Storey Strata Schemes
Multi-storey strata schemes (four or more storeys) require a more detailed IMS. The standard form mandates additional line items including structural elements, fire safety systems, lifts, mechanical ventilation, hydraulic systems, and facade components. Each item requires a documented expected useful life, estimated maintenance frequency, and projected replacement costs.
Non-Multi-Storey Strata Schemes
Non-multi-storey schemes — typically townhouse or villa developments below four storeys — have simpler IMS requirements. Fewer mandatory line items apply, but the document must still cover all common property assets and be certified by an independent surveyor from April 2026. The certification requirement applies equally to both building types.
Non-Multi-Storey Strata Schemes
Non-multi-storey schemes — typically townhouse or villa developments below four storeys — have simpler IMS requirements. Fewer mandatory line items apply, but the document must still cover all common property assets and be certified by an independent surveyor from April 2026. The certification requirement applies equally to both building types.
What Our Clients are Saying
When we later amended the plans, Matthew responded to our query the same day and provided an updated costing immediately.
His support helped us lodge on time and we would highly recommend his services!
Why Choose MSQS for Your Initial Maintenance Schedule?
What is the difference between an initial maintenance schedule and a capital works fund plan?
When must the initial maintenance schedule be provided?
Who is responsible for preparing the initial maintenance schedule?
Who can certify an initial maintenance schedule in NSW?
Does the April 2026 standard form apply to all strata schemes?
How much does an initial maintenance schedule cost?
Can MSQS certify the initial levy estimate as well?
Get a Free Quote for Your Initial Maintenance Schedule
MSQS provides certified Initial Maintenance Schedules for new strata schemes across NSW. Matthew Sassine is MAIQS, CQS certified and legally qualified to certify your IMS under the April 2026 requirements.
