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Strata & common areasRecurring maintenance your council can point to
Corridors, lobbies, elevators, parkade, and amenity rooms on a set schedule, plus the small repairs that generate complaints. One crew, one report after every visit, written so it drops straight into the minutes.
What the recurring visit covers
Set at walkthrough with the manager or council, then held to. Anything capital gets flagged for budget rather than quietly absorbed.
- Lobby, entrance glass, mats, and mail area
- Corridors vacuumed, spot-cleaned, and walls touched up
- Elevator interiors, tracks, and thresholds
- Stairwells, landings, and handrails
- Amenity rooms, gym, and meeting rooms reset and cleaned
- Garbage, recycling, and organics rooms cleaned and deodorised
- Parkade sweep, spot clean, and drain grate clearing
- Bulb and ballast replacement throughout common areas
- Door closers, hinges, handles, and fob reader plates
- Exterior entry sweep, weeds, and litter within the property line
- Graffiti removal and paint touch-up in common areas
- Written visit report for the manager or council file
Councils change vendors when nobody can tell them what was done
The corridor looks fine, the invoice arrives, and an owner at the AGM asks what exactly the building is paying for every month. Without a record, the honest answer is a shrug, and the vendor loses the contract.
Every visit produces a short written report: date, crew, what was cleaned, what was fixed under the standing limit, and what we noticed that council should be budgeting for. Twelve of those a year is a maintenance history the building did not have before, and it makes the depreciation report conversation much shorter.
- Written report after every single visit
- Formatted to paste straight into the minutes
- Small repairs cleared on the visit, not quoted separately
- Capital items flagged early enough to budget for them
- One fixed monthly rate, agreed at walkthrough
From first call to first visit
Walkthrough with manager or council
We go through the building, agree what is in scope and what is not, and write it down.
Fixed monthly price and schedule
One number, one visit pattern, and a standing limit for small repairs that council sets.
First visit does the catch-up
Buildings between vendors need a reset visit. We price that separately and once, rather than pretending the ongoing rate covers it.
Report after every visit
Short, written, and in a form that can go into the minutes without editing.
Strata questions
Do you work directly for the strata or through the manager?
Either. Most councils prefer everything routed through their property manager so there is one authority and one paper trail, and we are happy to work that way. Where a council self-manages, we report to the president or the maintenance chair.
Can you attend a council meeting?
Yes, for onboarding or when something contentious is on the agenda. It is usually cheaper for everyone if we explain a scope directly to council once rather than through three rounds of email.
What do you do about the small repairs nobody owns?
That is most of the value. Burnt bulbs, sticking doors, loose handrails, failed door closers, graffiti, chipped paint in the corridor. We clear them on the recurring visit under a standing limit instead of generating a quote for each one.
Do you handle the parkade?
Sweeping, spot cleaning, drain grate clearing, and bollard or line touch-up, yes. Full mechanical scrubbing and pressure washing are scheduled as a separate periodic service, typically annually.
Can you also bid our capital work?
Yes. Stairs, railings, corridors, lobbies, and amenity space are project work for us, priced as a fixed bid with a schedule. Councils that already have us on the recurring service usually find the walkthrough and the reporting are already done.
How do you report to council?
A short written record after each visit: what was done, what was fixed under the standing limit, and what we noticed that council should budget for. It is designed to be pasted straight into the minutes.
Request a written price
Send the address, the scope, and the date. Written quote back within one business day.