Independent Surveyor Certification for Initial Maintenance Schedules and Initial Levy Estimates

Meeting the New Strata Reform Requirements – Effective 1 April 2026 

From 1 April 2026, significant changes to strata legislation in New South Wales will come into effect, introducing new obligations for original owners (developers) of multi-storey schemes. One of the most important changes is the requirement for an independent surveyor to review and certify both the initial maintenance schedule and the initial levy estimates before the first Annual General Meeting (AGM).

As Certified Quantity Surveyors, we provide the independent, compliant, and fully documented certification required under the new reforms.

What’s Changing?

Currently, the original owner must prepare an initial maintenance schedule and provide it to the owners corporation at least 14 days before the first AGM.

From 1 April 2026, the following new requirements apply: 

1. Mandatory Standard Form Initial Maintenance Schedule: All initial maintenance schedule documents must be prepared using the new prescribed standard form.

2. Independent Surveyor Certification for Multi-Storey Schemes: For any new multi-storey scheme (more than two storeys above ground with lots stacked vertically), the original owner must engage an independent surveyor to: 

• Review and certify that the initial maintenance schedule has been prepared using the standard form
• Review and certify that the initial levy estimates for the administrative and capital works funds meet the expected expenditure for the year following the first AGM

3. Evidence Required Before the First AGM: At least 14 days before the first AGM, the original owner must provide the owners corporation with evidence confirming: 

• The initial maintenance schedule uses the required standard form
• The levy estimates are appropriate and aligned with expected expenditure
• The person certifying the initial maintenance schedule is an independent surveyor
• The person certifying the levy estimates is an independent surveyor

Failure to comply attracts substantial penalties.

Our Role as Your Independent Surveyor

We act as the independent, qualified, and unbiased surveyor required under the new legislation. 

To be recognised as an independent surveyor, a person must be:

• A Certified Quantity Surveyor (CQS) with Australian Institute of Quantity Surveyors, or
• A Chartered Quantity Surveyor with the Royal Institution of Chartered Surveyors

Our team meets these requirements in full. 

Our Certification Services:

•  Initial Maintenance Schedule Review: We review the initial maintenance schedule to ensure it has been prepared strictly in accordance with the new standard form.
• Certification of Initial Levy Estimates: We assess the administrative and capital works fund estimates to confirm they reflect the expected expenditure for the first year after the AGM, based on the information provided by the original owner.
• Issuing Formal Certification Documentation: We provide written certification and supporting documentation that satisfies the evidence requirements for the owners corporation.
• Guidance for Developers & Strata Professionals: We help original owners, strata managers, and project teams understand the new obligations and prepare well ahead of the first AGM. 

Why Choose Archi-QS?

•  Independent & Unbiased: We are not connected to the original owner, builder, or developer, ensuring full compliance with the independence requirements.
• Qualified & Accredited: As Certified Chartered Quantity Surveyors, we meet the legislative definition of an independent surveyor.
• Experienced in Strata Documentation: We have extensive experience preparing and reviewing capital works forecasts, maintenance schedules, and strata financial projections.
• Fast Turnaround for Project Deadlines: We understand the tight timeframes leading up to the first AGM and deliver certification promptly and professionally. 

How do I Get a Quote?

Email us at admin@archi-qs.com.au with a copy of the strata plans, details of the scheme, the Initial Maintenance Schedule and initial levy estimates and an indicative timing for the first AGM