The new Initial Maintenance Schedule (IMS) standard form , commencing 1 April 2026, is designed to bring consistency, clarity, and transparency to the handover of new strata schemes. While the exact layout is prescribed by regulation, the form broadly includes the following key components:
1. Building Elements & Maintenance Items
A structured list of all relevant building components, such as:
- Common property finishes
- Plant and equipment
- Essential services
- External elements (facades, roofs, landscaping)
- Internal common areas
Each item must be clearly identified so the owners corporation understands what requires maintenance.
2. Maintenance Responsibilities
For each item, the form specifies:
- What maintenance is required
- How often it should be carried out
- Any special servicing conditions (e.g., warranty‑linked servicing)
- Whether the owners corporation or another party is responsible
This ensures owners know exactly what they must maintain from day one.
3. Expected First‑Year Maintenance Costs
The form requires the original owner to outline:
- Expected maintenance activities in the first 12 months
- Estimated costs for each activity
- Any known or anticipated servicing contracts
These figures directly inform the first‑year administrative fund levy.
4. Plant & Equipment Servicing Requirements
A detailed breakdown of:
- Manufacturer servicing intervals
- Warranty conditions
- Compliance‑related inspections (e.g., fire safety, lifts)
- Contractor requirements
This section ensures the building remains compliant and warranties remain valid.
5. Links to First‑Year Levy Estimates
The standard form requires the IMS to align with:
- First‑year administrative fund estimates
- First‑year capital works fund contributions
This alignment is essential because the independent surveyor must certify that the levy estimates reflect the expected expenditure shown in the IMS.
6. Declaration & Supporting Information
The form includes:
- A declaration by the original owner
- Supporting documents (warranties, manuals, schedules)
- Any assumptions or limitations
This ensures transparency and reduces disputes after handover.
In Short
The new IMS standard form is:
- Structured
- Detailed
- Consistent across all schemes
- Designed to support independent certification
- Directly linked to first‑year levy setting
It replaces the old, inconsistent, developer‑designed IMS formats and ensures owners corporations receive a clear, reliable, and compliant maintenance roadmap.