The strata owner’s guide to building defects in NSW

Common defects we see

• Water leaks through balconies, windows, roofs and facades
• Cracked or drummy render
• Concrete spalling and rust staining
• Failed sealant and movement joints
• Cladding and fixing issues
• Drainage problems on balconies, podiums and roofs

Defect or maintenance?

A defect is generally something that wasn’t built properly: faulty workmanship, unsuitable materials or non-compliance with the building standards. Maintenance is the ordinary wear and care every building needs. The line isn’t always obvious, and it matters, because it affects who pays.

Warranties and schemes that may apply

Time limits and eligibility matter. Check the details with NSW Fair Trading and get advice from your strata manager or lawyer. This guide is general information, not legal advice.

• Statutory warranties: under the NSW Home Building Act, residential building work generally carries statutory warranties, six years for major defects and two years for other defects.
• Strata Building Bond and Inspections Scheme: for many new residential strata buildings of four or more storeys, developers lodge a bond that can be used to fix defects identified by independent inspection.
• Design and Building Practitioners Act 2020: introduced additional obligations for those designing and building Class 2 (apartment) buildings.

What to do when you find a problem

1. Photograph it, note the date and tell your strata or building manager.
2. If there’s a safety risk (falling concrete, loose cladding), cordon the area and arrange a make-safe.
3. Get a close-up inspection and report. Rope access lets inspectors reach the facade without scaffold.
4. Seek advice on warranties or claims before carrying out major repairs.
5. Rectify the defect with a qualified contractor, documenting the work.