What The Independent Surveyor Must Do
As of 1 April 2026, multi‑storey schemes (more than two storeys with lots stacked vertically) have new requirements under the Strata Schemes Management Act 2015 (NSW). The original owner must now engage an independent surveyor who meets strict professional criteria and be registered as either a Certified Quantity Surveyor (AIQS) or a Chartered Quantity Surveyor (RICS).
Their role is to:
1. Review and certify the initial maintenance schedule and confirm:
- The initial maintenance schedule has been prepared using the new prescribed standard form
- The content is complete and aligns with the building’s actual maintenance needs
2. Review and certify the initial (1st year) levy estimates for:
- Administrative fund contributions
- Capital works fund contributions
The independent surveyor must certify that the estimates reflect the expected expenditure for the first year after the AGM, based on the information provided by the original owner.
3. Provide written evidence
This evidence must be delivered to the owners corporation at least 14 days before the first AGM.
What Counts as “Independent”?
The legislation is very clear: the surveyor must not be connected to the original owner.
That means:
- No financial ties
- No shared ownership
- No employment relationship
- No conflict of interest
This independence is crucial; it ensures the certification is unbiased and protects owners from under‑estimated maintenance or levy projections.
What This Means For Developers
Developers now need to:
- Plan ahead and engage an independent surveyor early
- Ensure the initial maintenance schedule is prepared in the correct standard form
- Provide accurate cost and maintenance information to the independent surveyor
- Allow enough time for review, certification, and delivery before the first AGM
This is not a last‑minute task, certification requires careful review and coordination.
What This Means For Strata Managers And Owners Corporations
Strata managers and committees will benefit from:
- More consistent initial maintenance schedule documents
- More reliable first‑year levy estimates
- Greater clarity around early maintenance responsibilities
But they also need to be aware of the new requirements so they can:
- Confirm the initial maintenance schedule uses the standard form
- Check that certification has been provided
- Ensure the surveyor meets the independence criteria
Why This Reform Matter
This reform strengthens the early financial and maintenance foundations of new strata schemes. By requiring independent certification, it reduces the risk of:
- Underfunded levies
- Incomplete maintenance schedules
- Early disputes between owners and developers
- Unexpected costs in the first year
Historically initial maintenance schedules were overlooked, underdeveloped and didn’t correspond with funding allowances. Administrative funds didn’t capture the full scope of maintenance tasks and capital work funds were severely underestimated. This has now changed and the reform is a step toward to more transparency and better‑managed strata communities.
How We Support The New Requirements
As qualified, independent quantity surveyors, we provide:
- Certification of initial maintenance schedule documents
- Certification of initial levy estimates
- Guidance for developers preparing for the reform
- Clear, compliant documentation for owners corporations
We help ensure your project meets the new legislative requirements smoothly and on time.