Building defects are one of the most significant and often costly issues faced by strata communities. Left unchecked, defects can lead to safety risks, reduced property values, and expensive rectification works. Whether your building is new or established, understanding how to identify and address defects is essential for responsible strata management.

What Is a Building Defect?

A building defect is any aspect of a building element or material that fails to perform its intended function. These can include problems with waterproofing, structural integrity, fire safety systems, or common property finishes. Defects might result from poor workmanship, substandard materials, or design issues — and are often covered by statutory warranty periods in new buildings.

Common Building Defects in Strata

Across strata schemes, certain defects appear more frequently than others. These include:

• Waterproofing failures in basements, podium levels, and balconies
• Cracked or spalling concrete, often in underground car parks or facades
• Defective fire safety systems, such as faulty alarms, fire doors or sprinklers
• Building movement issues, including subsidence or cracking
• Electrical faults and poor drainage systems
• Premature corrosion of metal elements in coastal or high-humidity areas

Identifying these issues early through regular inspections and proactive maintenance is the best way to avoid costly repairs.

Addressing Building Defects in Queensland

In Queensland, building defects in strata are covered under the Queensland Building and Construction Commission (QBCC) Act 1991. New buildings typically have a 6-year and 6-month statutory warranty period for structural defects, and 12 months for non-structural defects.

The Body Corporate is responsible for addressing defects affecting common property. It’s essential for Committees to act quickly if defects are suspected. This may involve obtaining building inspection reports, engaging legal advice, and lodging a complaint with the QBCC if necessary. Failure to act within warranty timeframes can result in the Body Corporate bearing the full cost of rectification works. In QLD, the Body Corporate must consider a motion at their Second AGM in relation to whether or not they obtain a common property defect report. Many Bodies Corporate may have already considered this well before the Second AGM.

Preventing Defects Through Proactive Management

While some defects are unavoidable, many can be prevented or identified early through proactive management. Key practices include:

• Scheduling regular building condition reports
• Acting on maintenance recommendations promptly
• Keeping accurate records of inspections, works and correspondence
• Educating Committee members on defect warranty timeframes
• Engaging qualified, experienced contractors for any works
• It’s best for the Committee to engage with the builder where possible in terms of any known common property defects to try and resolve these together

Managing building defects effectively requires vigilance, timely action, and a clear understanding of your scheme’s legal obligations. Ignoring defects doesn’t just risk financial loss — it can jeopardise the safety and integrity of the entire community. If you’re unsure where your building stands, it’s worth arranging a professional building assessment and discussing your next steps with your Community Manager at SSKB.